Summary of Accommodation:

Entrance hallway, drawing room, principal bedroom, further double bedroom, shower room, dining kitchen.

DESCRIPTION:

Communal Area:

The property is accessed via a communal main door, entrance vestibule and hallway with stairs leading to the first floor.

The Property:

The front door opens into a hallway with polished floorboards and trompe l’oeil panelling with hidden doors. Walk-in storage cupboard. Expansive and light-filled drawing room, front facing with many original features including a large bay window and beautiful fireplace (not in use) ornate cornice work. Large, bright principal bedroom with views over peaceful neighbouring gardens. Further double bedroom with similar views. Pristine shower room with contemporary sanitaryware including a walk-in glass shower area offering rainshower and handheld options with a heated towel rail. Kitchen with wall and base units and complementary countertops, well-appointed with appliances including dishwasher, fridge/freezer and oven with gas hob.

34(1f) Coates Gardens shall be attractive to both the private buyer as a primary residence or second home, or a buy-to-let investor for short or long term lets.

SITUATION:

Coates Gardens is situated in Edinburgh’s thriving West End. The street itself leads down to the main thoroughfare of Haymarket, where the railway station is conveniently located within a five minute walk from the property. There are plenty of restaurants, artisan coffee shops and specialist shops to explore in the area and with direct bus and tram access into the city centre only minutes from the door. The cultural highlights of Edinburgh are close by, including The Gallery of Modern Art 1 and 2, the beautiful St Mary’s Cathedral and the cosmopolitan shopping areas of George Street and Princes Street. The local road network connects quickly to the city bypass, Edinburgh International Airport, the Queensferry Crossing and motorways.

Excellent state school provision is in the area with Roseburn Primary, Craigmount High, St Mary’s RC Primary and St Thomas of Aquin’s RC High and private schools such as Fettes College, St George’s School for Girls and ESMC very close by.

Murrayfield Stadium is approximately 10 minutes away, as well as this, there is easy access to the many cycle path routes around the city and green space such as Inverleith Park and The Royal Botanics. There is a small M&S food hall at Haymarket Station, a Tesco Express on Haymarket as well as a large Sainsbury’s at the nearby Craigleith Retail Park.

There is zoned residents parking on Coates Gardens and the surrounding roads on payment of the usual fee.

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.

Special Note:

Certain items of furniture may be available by separate negotiation.

Services:

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

Postcode: EH12 5LE

Outgoings:

Council Tax Band Category: E

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 March 2022 – First Issue.