Summary of Accommodation:

Ground Floor

Entrance Hall, Living Room, Open Plan Dining-Kitchen, Utility Room, WC Room, Pantry, Hall Cloakroom Cupboard & Access to Under Stair Storage

Gas Central Heating System, Alarm System with Police Station Connection

First Floor

Drawing Room, Principal Bedroom with Walk-In Wardrobe & En-Suite Shower Room, Bathroom, Landing Linen Cupboard

Second Floor                     

Four Further Bedrooms, Family Shower Room, Hatch Roof Access

Outside Space

Recently Paved Front Garden with Seating Area, Storage Shed & EV Charging Point, Enclosed East-Facing Rear Garden with Paved Sun Terrace for Outdoor Dining, Large Expanse of Lawn, Summerhouse & Attached Storeroom, One Garden Shed

Resident Parking on Murrayfield Gardens 

DESCRIPTION:

28 Murrayfield Gardens is a substantial family house arranged over three levels that includes five good sized bedrooms, two reception rooms, a wonderful open plan dining-kitchen and plenty of storage. The well-proportioned accommodation is as follows:

Ground Floor:

·      Entrance Vestibule: The attractive partial glass-panelled front door fanlight opens into the long entrance hallway. At the end of the hall there is cloakroom cupboard that accesses deep under-stair storage.

·      Living Room: The beautiful bay-windowed room overlooks the front garden and has an original fireplace with Art Deco wood mantel that incorporates an electric log burner. Other period features include block cornicework, a dado rail and skirt wood panelling. On either side of the fireplace there is a built-in bookcase whilst an Edinburgh press provides more shelved storage.

·      Dining-Kitchen: This is a spectacular open plan space that works equally well for modern family living as well as for entertaining and dining on a grand scale. There is ample room for a large dining room table on one side of the room with this space benefitting from a large window and garden views. The country-styled fitted kitchen includes several integrated appliances including a four-door AGA, wine fridge, dishwasher and a double sink that is positioned in front of a sash window. There is plenty of storage available both in the drawers in the central island, a bespoke larder-style cupboard and within a built-in shelved cupboard.

·      Utility/Laundry Room: Entered from the kitchen, this useful utility/laundry room has plenty of room for a washing machine, tumble dryer, fridge and freezer. Furthermore, there is clothes drying pulley and back door entry to the rear garden. This space also has a separate WC and a walk-in cold pantry storeroom.

First Floor:

·      Drawing Room: Offering wonderful open panoramic views across leafy Murrayfield to the Pentland Hills beyond through an expansive bay window with skirt level panelling, this formal sitting room features several fine period features including an original working fireplace with decorative wood mantel, cornicing and a dado rail.

·      Principal Bedroom: Enjoying a peaceful open outlook over the rear garden though twin windows, the generously sized double bedroom has an en-suite bathroom with a shower cubicle, wash basin and WC. There is plenty of storage available both within the walk-in wardrobe and in the built-in fitted wardrobe.

·      Bathroom: Stylish new modern bathroom with striking dark green tiles and paintwork and decorative floor tiles. There is an impressive free-standing double -ended modern bathtub with handheld shower appliance, heritage-style basin with cabinet below, heated towel rail and WC.

·      Linen Cupboard: There is a large linen cupboard on the L-shaped landing.

Second Floor:

·      Landing: The second-floor landing is flooded with natural light from a large overhead cupola.

·      Bedroom 2&3: Enjoying wonderful open views across the rear garden, the two good sized and light-filled bedrooms have newly painted wood floorboards.

·      Bedroom 4: Bright and airy double bedroom at the front of the house that enjoys stunning views of the distant Pentland Hills.

·      Bedroom 5: This room is currently used as a home office but would also work well as an additional bedroom and has a connecting door to the adjacent room.  There is also access to under-eave storage.

·      Family Shower Room: Partial tongue and groove panelling with lighthouse wallpaper above, this room has a shower cubicle, pedestal wash basin, tiled flooring, heated towel rail and a WC.

Outside Space:

·     Externally, the property is accessed from the quiet residential street through a cast iron gate. A pathway leads up through the front garden which sits behind a high hedge to the front door. There is a paved seating area that benefits from the morning and afternoon sun, an EV charging point by the front gate and a storage shed. At the rear of the house, there is a sizeable east-facing enclosed garden that is predominantly laid to lawn and edged with well-planted borders and mature trees. There is large, paved area for outdoor dining as well as a raised vegetable bed. There is a new summerhouse, with double glazing and insulation, with an adjacent storeroom as well as an additional garden shed.

SITUATION:

Murrayfield is a popular and peaceful residential area that lies just a few miles to the west of Edinburgh’s city centre. There are several well-regarded schools within walking distance and there are good transport links to the city.

The area is well served by a wide range of local amenities in Roseburn and there is a large Marks & Spencer and Sainsbury’s at Craigleith Retail Park, just a short drive away.

The area boasts a wide variety of leisure and recreational facilities within walking distance including Murrayfield Tennis Club, Edinburgh Sports Club, Murrayfield Golf Club, Murrayfield Ice Rink, Edinburgh Zoo and Murrayfield International Rugby Stadium.

There are plenty of wooded walks on offer in the nearby Corstorphine Nature Reserve whilst Roseburn Park is close by. Accessed from Roseburn, the picturesque Water of Leith Walkway leads you to the Modern Art Gallery and cosmopolitan Stockbridge with its many cafes, restaurants, and weekly Sunday food market. You can access the city’s extensive cycle network from nearby Ravelston Dykes.

The area is very popular with families as it is well placed for several well-regarded schools. Murrayfield Gardens falls into the catchment area for Roseburn Primary and Craigmount High School. There are plenty of private schooling options as well with St. George’s School for Girls and Erskine Stewart Melville Schools (ESMS) within walking distance whilst Fettes College and The Edinburgh Academy are also close by.

There are regular bus services eastwards to the city centre and Haymarket Station and westwards to Edinburgh International Airport whilst the nearest tram station is less than 10 minutes’ walk away. Also, within close proximity, is the Gyle Shopping Centre, the Edinburgh Business Park at South Gyle, the Royal Bank of Scotland HQ at Gogar and the City Bypass that links into Central Scotland’s motorway network. 

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. All curtains are included less those in the kitchen, ground floor living room and Bedroom 4. 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, telephone (subject to telephone providers’ regulations.)

Postcode:

EH12 6DF

Outgoings:

Council Tax Band Category: H

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 October 2022– First Issue.