SUMMARY OF ACCOMMODATION

Ground Floor

Entrance Vestibule, Entrance Hall, Sitting Room, Open Plan Dining-Kitchen-Living Room with Rear Garden Access, Home Office, Utility Room, WC Room, Under-Stair Storage Cupboard

First Floor

Principal Bedroom & En-suite Shower Room, Three Further Double Bedrooms, Family Bathroom

Landing Storage Cupboard & Linen Cupboard, Roof Access

Outside Space

Enclosed Front Garden with Pathway & Floral Beds, Sizeable Rear Garden Predominately Laid to Lawn with Mature Fruit Trees, Garden Shed 

Unrestricted Off-Street Parking

DESCRIPTION:

31 Lomond Road is a good-sized four-bedroom family home offering well-appointed accommodation combining attractive period features with contemporary style and modern furnishings. The spacious accommodation is as follows:

Ground Floor:

Entrance Hall: Entry to the property is from the peaceful residential street via a black wrought-iron gate and a pathway that leads up to the traditional timber four-pane front door with fan light above. This opens into an entrance vestibule that features decorative cornicework and an original tiled floor that runs through into the hall. An inner glass panelled door opens into the elegant hall which is bathed in natural light from a large overhead modern cupola. In the hall, there is an WC room and a cloakroom cupboard that also houses the boiler.

Sitting Room: This stunning reception room has a wonderful bay window offering pretty views across the front garden to the attractive sandstone terrace opposite. The tastefully furnished room offers both period charm including cornicework, an impressive original working fireplace, wood floorboards and an open shelved Edinburgh Press and chic contemporary décor. 

Home Office: Enjoying a peaceful front garden outlook through a large sash window, this versatile-use room is currently used as a home office. It features an eye-catching designer wallpaper and has a built-in desk and storage.

Dining-Kitchen-Living: This spectacular open plan dining-kitchen has a striking contemporary design and wood flooring and spans the width of the house This is ideal space for both modern family living and social entertaining. The dining table can accommodate up to 10 people and is well positioned in front of a glazed door that opens directly out to the rear garden. There is a shelved Edinburgh Press. The design-led Kitchen International fitted kitchen has a stylish modern look with grey gloss-fronted kitchen units. It features a range of integrated high specification Siemens appliances including an electric oven, combi-oven, warming drawer, induction hob, extractor fan, dishwasher, full-length fridge and a sink. There is a bespoke island that incorporates an integrated wine fridge and a breakfast bar counter that can accommodate five bar stools. There is plenty of storage solutions in the deep drawers in the island, base and upper kitchen units and within a full-length larder-style cupboard. Two steps lead down to the family living area is housed in a modern extension to the rear of the house. There is plenty of space for a relaxing seating arrangement and the room benefits from a wall of sliding doors that open out directly to the garden. There is an additional floor-to ceiling window that frames lovely garden views.

Utility Room: This good-sized room has a wall of integrated floor -to-ceiling storage units that discreetly hide a washing machine, tumbler dryer and freezer. There is also a sink and a traditional clothing drying pulley.

First Floor:

Staircase: A carpeted timber staircase leads upstairs to the bright and airy landing. There is a shelved linen and a storage cupboard on the landing as well as access to the roof.

Principal Bedroom: Mirroring the sitting room layout, this generously sized double room enjoy a wonderful peaceful outlook across the front garden through a large bay window. The beautifully decorated room features stylish wallpaper and period features including ornate cornicework, a dado rail and a shelved Edinburgh Press. There is an en-suite shower room with a walk-in rain shower with a separate handheld shower appliance, integrated wash basin unit with drawers below, mirrored vanity unit, heated towel rail, underfloor heating and a WC. The partially tiled bathroom benefits from a skylight.

Bedroom Two: Sharing similar front garden views as the principal bedroom from twin sash windows, this light-filled room is currently utsed as a family room/playroom but could easily become a spacious double bedroom.  There is an open shelved Edinburgh Press. 

Bedroom Three & Four: Two further good-sized double bedrooms with both enjoying lovely open views across the rear garden. 

Family Bathroom: This modern all-tiled bathroom comprises a bathtub, integrated washbasin unit with drawers below, mirror fronted vanity cabinet, heated towel rail, underfloor heating and a WC.

Outside Space:

Externally, the property sits on a secure and sheltered plot with a paved pathway leading up through the well-maintained front garden. The stone wall-enclosed and southwest-facing garden is predominately laid to lawn with several mature pear trees and a garden shed. There is a good-sized sun terrace directly outside the rear of the house with plenty of space for outdoor dining table and socialising.

SITUATION:

Situated near to the Firth of Forth shoreline, Trinity is a highly sought-after residential area with lovely leafy streets and a thriving community spirit. 

The area is well served with local amenities with an array of independent stores at Goldenacre on Inverleith Row as well as a Sainsbury’s Local on Craighall Road. A short drive away is a Waitrose in Comely Bank, an Asda superstore at Newhaven and a M&S Food Hall in the Ocean Terminal shopping and entertainment complex, where you will also find a VUE cinema, and The Royal Yacht Britannia visitor attraction. There is a farmer’s market every Saturday held in nearby Leith, where you will also find Michelin-starred restaurants, waterfront bars and cafes.

There are plenty of open green spaces nearby to enjoy including Lomond Park, which residents can apply for membership for a small annual fee, and the popular Victoria Park that has a large children’s play park and community tennis courts.  There is a good range of recreational facilities in the locality including Lomond Park Tennis & Bowling Club and a Pure Gym at Ocean Terminal. It is just a short walk to the picturesque Newhaven Harbour, where you will find several lovely seafood restaurants and a David Lloyd Leisure & Tennis Centre.

Accessible from nearby Trinity Road is an extensive off-road network of cycling and walking paths that run along former disused train lines. These link into cosmopolitan neighbourhood of Stockbridge, the Royal Botanic Gardens, the city centre, Haymarket Station and Leith.

The property sits in the catchment area for Wardie Primary School and Trinity Academy whilst there is a many private schooling options nearby including Fettes College, Erskine Stewart’s Melville Schools (ESMS) and The Edinburgh Academy.

There are good transport links on the doorstep with the number 8, 23, 27 buses providing a direct route to the city centre. Trinity will also benefit from the extension of the city’s tramline to Leith and Newhaven when it is completed. The A1 to East Lothian that links into the City Bypass and Edinburgh International Airport is within easy reach.

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, telephone (subject to telephone providers’ regulations).

Postcode:

EH5 3JN

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 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.

Prepared September 2022 – First Issue.