SUMMARY OF ACCOMMODATION:

GROUND FLOOR

Entrance Vestibule, Hall, Cloakroom Cupboard, Drawing Room, Home Office, Sitting /Family Room

FIRST FLOOR

Principal Bedroom & En-suite Shower Room, Two Further Double Bedrooms, Family Bathroom, Linen Cupboard

LOWER GARDEN LEVEL

Living-Dining-Kitchen with Direct Access to Rear Garden, Double Bedroom 4 with En-suite Bathroom, Two Storage Cupboards, Deep Under-Stair Storage, WC Room, Door Access to Front Garden

OUTSIDE SPACE

Enclosed Landscaped Front Garden with Lawn, Well-planted Terraced Flower Bed, Mature Trees & Stone Steps to Lower Ground Entrance Door

Enclosed Rear Garden with Lawn, Floral Borders, Sun Terrace & Garden Shed 

Residents’ Permit and Metered Parking Available on Morningside Park

DESCRIPTION:

28 Morningside Park is situated on peaceful residential street in the heart of Morningside. The Victorian property is a wonderful mix of period charm and stylish contemporary interiors. The spacious accommodation is as follows:

Ground Floor:

Entrance Hall: The main door property is accessed from the peaceful street via a paved pathway that leads up through an enclosed well-planted garden to the traditional front door with fanlight above. The door opens to a large entrance vestibule with an original geometric-tiled floor and small picture window. A beautiful decorative etched-glass inner door opens into a welcoming hall that features ceiling cornicing and is flooded with natural light from the large overhead cupola. There is a deep under-stair cloakroom cupboard.

Drawing Room: With a lovely bay window overlooking the pretty front garden, the stunning room benefits from the afternoon sun. With its classical design, the high-ceilinged room features many original period features including ornate cornicing, an Edinburgh Press and a magnificent black marble fireplace with attractive decorative inset tiling that houses a flame-effect gas fire.

Sitting Room: With lovely views over the rear garden and the nearby leafy trees through twin floor-to-ceiling windows, this high-ceilinged room has plenty of space for a large seating area. It has a shelved Edinburgh Press for storage.

Home Office/Study: This is a useful and versatile room with a wall of built-in storage cupboards that is currently used as a home office.

First Floor:

Staircase. The original staircase with decorative wood balustrade curves up to the first-floor landing that has a linen and boiler cupboard.

Principal Bedroom: Generously sized double bedroom that enjoys a tranquil open outlook across the front garden to Craiglockhart Hill in the distance. The well-presented room features ornate cornicing and a row of fitted wardrobes along one wall. There is tiled en-suite modern bathroom with a walk-in shower, wash basin, heated towel rail, underfloor heating and a free-standing WC.

Bedroom Two & Three; Two further bright and airy double bedrooms that enjoy lovely open views across the rear garden with the smaller of the two benefitting from an open shelved Edinburgh Press.

Family Bathroom: The white-tiled family bathroom comprises a bath with an attached shower appliance, wash basin, heated towel rail & WC. There is a small Velux window.

Lower Ground Floor:

Dining-Kitchen-Living Room: This wonderfully bright open plan dining-living space with wood flooring is an ideal flexible space for modern family living and entertaining with French doors that open out directly to the rear garden. The well-equipped fitted kitchen features a range of integrated appliances including a four-burner NEFF gas hob, full-length fridge/freezer, an additional fridge, Miele washing machine, Bosch microwave, electric oven, dishwasher/tumble dryer, sink and a polished granite worktop. There is plenty of storage in the base and upper cupboards and drawers. There is a central island with a wooden worktop and an additional integrated sink and breakfast bar that can accommodate three bar stools.  There is ample space in the room for a large dining room table and a seating area.

Bedroom Four: Positioned to the front of the property, this bright and airy room has a wide bay window with pretty wood panelling on either side that offers views out to the delightful, terraced flower bed in the front garden. There is an en-suite bathroom with bathtub with overhead shower appliance, modern wash basin, heated towel rail & WC.

Hall Storage: There are two useful large storage cupboards off the hall as well as deep under-stair storage.

WC Room

Outdoor Space:

Externally, the front garden is sheltered behind a high hedge providing both shelter and privacy. Benefitting from afternoon sun, the front lawn has room for a table and chairs and has a stunning mature Weeping Japanese Maple and a Rowan Tree. Steps lead down from the front garden to access the entrance door to the lower ground level. Enjoying morning sun, the enclosed rectangular-shaped rear garden has an area for al fresco dining just outside the kitchen whilst stone steps lead up a lawn edged with floral borders and a garden shed at the end.

SITUATION:



The property is situated in Morningside, one of Edinburgh’s most sought-after residential areas that lies approximately two miles south of the city centre.

It sits on the doorstep of bustling Morningside Road that is well served with local amenities including a post office, library medical centre, several banks and a Waitrose supermarket and M&S Food Hall. In addition, you will find a variety of artisanal cafes, specialist independent shops, delis, restaurants and bars.

There are excellent recreational and leisure facilities in the locality including The Braid Tennis Club, Commonwealth Pool & Leisure Centre, Craiglockhart Tennis Centre, several golf clubs (The Merchants, Mortonhall and Braid Hills) and the dry ski slope at the Midlothian Ski Centre. The area also benefits from plenty of entertainment options including The Dominion, a popular independent cinema, and The Church Hill Theatre.

There are plenty of leafy green spaces and walking trails nearby including The Hermitage of Braid, Braidburn Valley Park, Blackford Hill and The Meadows. The closest children’s play area can be found at Morningside Park, just a short walk. Furthermore, there are hiking and cycling trails in the spectacular Pentland Hills Regional Park, just a short drive away.

The property falls into the school catchment area for South Morningside Primary, St Peter’s RC Primary, Boroughmuir High School and St Thomas of Quin’s RC High School. There is also private schooling available nearby at George Watsons College, Edinburgh Steiner School, Merchiston Castle School and George Heriot’s School. It is also well placed for the main campus for Napier and Edinburgh University.

The property is well connected to Edinburgh city centre by regular bus services that run along Morningside Road, The City Bypass is easily reached allowing access to Edinburgh International Airport and connections to all the main routes across Scotland with the M8 to Glasgow, the M90 motorway to the north and the A1 to East Lothian.,

General Remarks:

Proof and Source of Funds / Anti Money Laundering

Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction. All individuals involved in the transaction are required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.

Fixtures and Fittings:

Only appliances specifically mentioned in the sales particulars are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.

Services:

Gas central heating, mains water, gas and electricity, broadband (Sky), telephone (Virgin  - subject to telephone providers’ regulations.)

Postcode:

EH10 5HB

Outgoings:

Council Tax Band Category:  G

EPC:

D

Viewing:

By appointment through Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: 0131 220 4160.

Misrepresentations:

1.       The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.

2.        The Purchaser(s) shall be deemed to acknowledge that he has not entered into contract in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.

3.       Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.

Particulars prepared May 2022 – First Issue.