Accommodation



Ground Floor

Shared vestibule, Private Hall, Drawing Room, Family bathroom, Kitchen/Dining Room

Principal Bedroom and Dressing Room

Lower Ground Floor

Two Double Bedrooms, Shower Room, Utility Room

Access to front and rear gardens

DESCRIPTION

This handsome home is reached via a wrought iron gate and path flanked with lawn on either side with steps up to the front door. Main entrance is shared in a period vestibule with a traditionally tiled floor. There are then two separate doors with the private entrance to 30a via a semi glazed door on the left.

Hall

The welcoming hall has a high-quality light oak floor with rooms leading off. Immediately on the left-hand side is the Drawing Room.

Drawing Room

Filled with period features including an enormous three pane bay window with panelled working shutters makes the room light infused and drawing the eye to the leafy aspect beyond. The room is well proportioned and neutrally decorated. The classical fireplace, black hearth and gas fire is the heart of the room. Decorative cornicing picked out in fresh white gives the room a grand feel. In addition, there are two traditionally panelled doors one housing an Edinburgh Press and the other blocked off internally.

Hall Cupboard

Useful hall cupboard with storage and hanging space. 

Family Bathroom

The two bathrooms in the property have been recently installed and are in pristine condition. A large walk-in shower with adjustable shower appliance and area for drying and glass surround together with white sanitary ware, including bath and integrated handbasin with useful cupboards and shelving beneath. White chrome heated towel rail. Window to the east.

Kitchen / Dining Room

The modern kitchen diner with its large windows overlooking the garden provides the best of contemporary look plus practicality. The central island incorporates the sink and has a speckled black granite work surface with overhang providing a breakfast bar. Integrated into the island are a selection of deep pan drawers and cupboards as well as the dishwasher.

There is ample space by the large windows for dining up to eight with a view of the garden.

On the back wall is a further bank of units and work surface housing the five-ring gas hob, extractor fan and attractive wooden integrated units which complement the light flooring. There are two wall mounted combi ovens one of which also has a microwave. The white tiled backsplash is both practical and stylish. There is an integrated fridge freezer.

On the other wall is a fireplace with tiled hearth and classic surround with an electric Dimplex woodburner. Working shutters and decorative ceiling cornicing.

Principal bedroom and dressing room

To the rear of the property this light infused, bright double bedroom with neutral decor and its own dressing room provides a calm and restful ambience. The dressing room is kitted out with shelving as well as ample cupboard space and a window to the garden.

A carpeted staircase with original balustrade and handrail leads down to the lower ground level.

Lower Ground Floor

The lower ground floor provides excellent accommodation in terms of two double bedrooms, family shower room and utility room.

Bedrooms Two and Three

Bedroom two is larger than three but both are doubles with windows to the front of the property. Both bedrooms have light oak flooring giving a clean and light feel. Bedroom Two has a fireplace with electric fire.

Family Shower Room

This spacious and contemporary internal shower room has an excellent walk-in shower with handheld flexible chrome appliance. The marble effect backsplash in the shower continues in the décor around the room. The freestanding handbasin has a lit de-misting mirror above it. Laminate light oak flooring is both practical and uniform with the rest of the flooring on this level. Chrome heated towel rail and extractor fan.

Utility Room

Opposite the bathroom and giving access to the rear garden is a well kitted out utility room. Apart from housing the recently installed Worcester boiler, there is an additional aluminium sink and draining board, a laminate work surface with washing machine and dryer beneath. Wall mounted cupboards and further undercounter cupboards provide extra storage and a second useful Smeg Fridge Freezer. External semi glazed door to garden. There is an additional external door from the lower ground floor to the side of the property, giving access to both front and back gardens via a wide paved path.

Front Garden

A wrought iron gate and path leads to the handsome front door. Access here is shared with the owner of the upper residence though the garden itself is owned by 30A. There is lawn on either side with mature borders and shrubs all beautifully nurtured and maintained. Privacy from neighbouring houses is provided on either side by shrubs and bushes as well as from a high stone wall to the west of the property where a paved path gives access from the front to the rear of the property and providing an area for bin storage.

Rear Garden

Delightful and peaceful rear garden with expansive, paved patio (partly shared access of patio only) with the remainder of garden laid to lawn with mature herbaceous and beds of shrubs providing colour and interest. Seating area at the rear perfect for relaxing and looks both back towards the house and over the garden. Garden shed for storage.

General Comments

Residents can apply for up to two parking permits within the zoned area.

The property is also fully alarmed with a comprehensive CSS system

SITUATION



The property is peacefully situated in the Grange Conservation Area, an affluent and sought-after residential address that lies less than three miles south of Edinburgh city centre.

Fountainhall Road is located within walking distance of bustling Morningside Road which is well served with local amenities including a post office, medical centre, a Waitrose supermarket and M&S Simply Food. In addition, you will find a variety of artisanal cafes, specialist shops, delis, restaurants and bars. The area also benefits from The Dominion, a popular independent cinema, and The Church Hill.

There are excellent leisure and recreational facilities in the vicinity with several tennis and golf clubs in close proximity as well swimming at the Royal Commonwealth Pool.

There are plenty of leafy green spaces and walking trails nearby with the Hermitage of Braid Nature Reserve and Blackford Hill, an area of outstanding beauty, right on the doorstep of the property.

Fountainhall Road falls into the catchment area for the highly regarded James Gillespie’s primary and secondary schools and there are several private schooling options available nearby including George Watson’s College, Merchiston Castle School and George Heriot’s School.

The area is a highly sought-after location for families, professionals and downsizers and lies within easy access to Edinburgh University, Napier University and the city’s financial, business and entertainment districts.

It also benefits from excellent proximity to the city’s efficient bus routes, Haymarket railway station, bus and tram links to Edinburgh International Airport and the Edinburgh City By-Pass that connects into Scotland’s motorway network.

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, drainage, gas and electricity.

Postcode:

EH9 2LW

Outgoings:

Council Tax Band Category: F

EPC:

C

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 September 2022 – First Issue.