SUMMARY OF ACCOMMODATION

THIRD FLOOR PENTHOUSE

Entrance Vestibule, Hall, Sitting Room with Access to Balcony, Formal Dining Room, Dining-Kitchen, Utility Room, Principal Double Bedroom with En-suite Bathroom, Dressing Room & Private Balcony, Bedroom Two with En-Suite Bathroom, Further Double Bedroom, Family Bathroom, Home Office, Hall Cloakroom Cupboard, Linen Cupboard, Storage Cupboard, Double Glazing, Gas Central Heating 

COMMUNAL SPACE

Video Entry System, Entrance Hall, Internal Lift & Staircase, Fully Factored Landscaped Gardens & Gate Access to Edinburgh Academy Playing Fields, Private Double Garage & Visitors Parking in Courtyard to Front of the Property 

DESCRIPTION:

33/7 Kinnear Road is a beautifully presented and well-proportioned three-bedroom penthouse boasting wonderful city views. Access to the penthouse is via the main door of the apartment block that faces the central courtyard at the front of the property. From the communal hall there is a choice of lift or staircase access to the third floor.

The spacious accommodation is as follows:

Entrance Vestibule:  The penthouse is the only property on the third floor and the private front door opens into a large entrance vestibule.

Entrance Hall: Bathed in natural light from the cupola above, the hall gives access to the reception rooms and has a large cloakroom cupboard. Passing through a decorative plasterwork arch the rest of the accommodation is located off a L-shaped hallway.

Sitting Room: This exceptionally spacious sitting room enjoys a dual aspect outlook with French doors opening out on to a south-west facing balcony offering stunning views across playing fields to Fettes College and Corstorphine Hill beyond. The light and airy room features wood flooring, an integrated bespoke bookcase and a traditional-look fireplace with decorative wood mantel and an inset (currently unconnected) gas fire.

Dining Room: The wood-floored formal dining room can be accessed from both the hall and sitting room and can accommodate a dining table that can comfortably seat eight people. The tripartite window offers a leafy outlook looking across the playing fields.

Kitchen: The large open plan dining-kitchen is a social place to cook and dine with a designated area for a large kitchen table next to a window overlooking the front courtyard. The well-equipped fitted kitchen incorporates many high specification NEFF appliances including an integrated four-burner gas hob, extractor fan, electric oven, microwave, fridge, freezer and dishwasher. The double sink with waste disposal system sits below a large Velux window through which you can see Edinburgh Castle.

Utility Room: Set off the kitchen, the utility room has an integrated sink with base storage cupboards, a washing machine and a Velux window. There is also a boiler cupboard.

Principal Bedroom: The well-presented double bedroom features wood flooring and enjoys plenty of natural light from two windows that sits either side of the glass-panelled French doors that open out directly to a lovely south-west facing balcony. There is room for a small table and chairs to enjoy the panoramic views across the playing fields to Fettes College and beyond. The elegant room also has an en-suite walk-in dressing room with plenty of hanging and shelving solutions and an en-suite porcelain-tiled large bathroom with a bathtub with handheld shower appliance, shower cubicle, bidet, integrated double wash basin unit with cupboard below, twin mounted mirrored vanity cabinets, heated towel rail and WC.

Bedroom Two: This is another generously sized double bedroom with an open front courtyard outlook and a built-in large, fitted wardrobe. It benefits from a large en-suite bathroom with a shower cubicle, integrated wash basin unit with cupboard below, heated towel rail, WC and Velux window.

Bedroom Three. This light-filled double bedroom has a tripartite window offering a leafy open outlook and a built-in fitted wardrobe.

Family Bathroom: Sitting under a cupola, the partially tiled bathroom comprises a bathtub with overhead electric shower appliance, heated towel rail, pedestal wash basin and a WC.

Home Office: With one Velux window, this good-sized room is currently used as a home office with bespoke carpentry from Neville Johnston featuring integrated bookshelves and display cabinets. This could be also used as a fourth bedroom or children’s playroom.

OUTSIDE SPACE:

Externally, the development is set within a fully maintained and landscaped plot with a large expanse of south-west facing lawn edged with mature trees, well-stocked herbaceous borders and evergreen shrubbery. There is a private gate access from the property into the leafy playing fields of Edinburgh Academy. The penthouse is the only property to have a designated double garage whilst there is visitor parking in the central front courtyard.

SITUATION:

Kinnear Road is widely considered to be one of Edinburgh’s finest addresses and is situated in the leafy Inverleith Conservation Area just over a mile north of the city centre. The prestigious Applecross modern residential development sits at the end of a tranquil cul-de-sac within easy walking distance of all the local amenities in vibrant Stockbridge. 

The location is characterised by its proximity to many green spaces with the Royal Botanic Gardens Edinburgh, one of the world’s finest and largest botanical gardens, on the doorstep. Adjacent to the ‘Botanics’ is Inverleith Park, a wonderful 54-acre recreational park with a large expanse of grass parkland, tree-lined paths, a boating pond, children’s play park, public tennis courts, a bowling green and sports fields.

There are also plenty of leisure and recreational activities on offer in the locality including The Grange Cricket, Tennis and Squash Club, Westwoods Health Club, The Village Gym and the Victorian-built Glenogle Swimming Baths & Leisure Club.

The property is just a short walk away from Stockbridge with its bustling village atmosphere, specialist independent shops, delis, cafes, restaurants, bars and a weekly Sunday food market. There are also several supermarkets - Morrisons and Waitrose – within walking distance and there is a M&S and Sainsbury’s at the Craigleith Retail Park, just a short drive away. 

The property sits within the school catchment area for the highly regarded Flora Stevenson’s Primary School as well as Broughton High School. There are plenty of private schools available locally including Cargifield Prep School, Fettes College, The Edinburgh Academy, Erskine Stewart’s Melville Schools (ESMS) and St George’s School for Girls.

The property is situated just over a mile from the city’s main financial business and entertainment districts as well as the recently opened St James Quarter, an upmarket mix-used entertainment and shopping complex.  It lies within easy reach of Haymarket and Waverley stations and the excellent tram and bus links to Edinburgh International Airport.

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:

The kitchen and bathroom appliances, carpets and curtains are included in the sale price. Other times can be negotiated separately with the seller. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.

Services:

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

Postcode:

EH3 5PG

Outgoings:

Council Tax Band Category: H

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 May 2022 – First Issue.