Accommodation

Ground Floor

Hallway with spacious reception area or dining hall; main sitting room, family sitting room, breakfasting kitchen with loft space above, W.C., cloakroom/storage cupboard, walk-in cupboard, understair cupboard, double bedroom, further double bedroom with en-suite, small double bedroom.

First Floor

Landing, principal bedroom with en-suite bathroom, dressing room, airing cupboard and balcony. Further spacious double bedroom with balcony and en-suite bathroom.

DESCRIPTION

Ground Floor Level

Long entrance hallway leads to a further hallway/reception area, used as a dining space by the current owners;the wild acacia solid engineered wooden flooring across the entire ground floor level gives a feeling of flow throughout;glazed double doors lead through to a spacious sitting room with an airy garden room feel due to a corner wall of floor to ceiling glass doors leading on to the terrace; there is an impressive granite fireplace with STOVAX log burner as well as bespoke oak book shelving to one wall. A further, cosy family sitting room leads off from the hallway through glazed double doors;three large picture windows with views across the gardens to the rear as well as further bespoke oak shelving systems. Lovely, light bright breakfasting kitchen with triple aspect views to the front and side of the property as well as a back door leading out into the side herb garden area; modern, cream shaker style wall and base units with black granite worktops, a Cannon gas fan range cooker, various integrated appliances, tiled flooring and ample space for dining;there is also access via a Ramsay ladder to a spacious loft above. Downstairs W.C with mirrored vanity unit; a walk in cloakroom cupboard; several steps up the hallway past the front door to a further cupboard which houses the boiler and water tank, with drying space for hanging clothes; under stair cupboard, fitted with shelving. Good size double bedroom with dual aspect views across rear gardens;further large double with dual aspect pond views and en-suite bathroom with deep bathtub and hand held shower option, heated towel rail. Further small double in current use as an office with wall units, dual aspect, front and side facing views. A shower room with shower cubicle and heated towel rail.

First Floor

Carpeted staircase leads up to a spacious landing. Large double bedroom with two picture windows and a french door leading out to a balcony which overlooks the rear gardens and terrace below. Bright en-suite bathroom with deep bathtub and shower cubicle with marble seat and Hansgrohe shower, a large roof velux allows for plentiful natural light. Principal bedroom suite of rooms comprising spacious bedroom with a three glass doors leading to a wonderful balcony from which to view the waterfall, the garden and the surrounding area as far as Cramond and the Firth of Forth;shelved airing cupboard;a dressing room with shelving and hanging space;en-suite bathroom with modern five piece bathroom suite including double ended deep bathtub as well as a walk in shower cubicle.

Outdoor Space

A wonderful feature of this property is the peaceful wraparound gardens which have become a wildlife haven due to clever landscaping of in situ rock to create a cascading waterfall and pond to the rear by renowned water feature company WATERGEMS. The addition of the waterfall has created a calming effect throughout the whole rear garden which is mainly laid out to lawn, with a spacious terraced area for outdoor entertaining/dining. Steps have been inserted to allow access to higher ground areas round to the front of the property. The garden is well stocked with mature shrubs, perennial plantings and fruit trees with fine examples in place of species such as japonica, yew, cherry and bamboo.

To the front, there is a smart monoblock driveway with two elegant cast iron electric gates which provide access to the front door area as well as to a double garage with electric up and over door, which is fitted out with aluminium shelving. 

SITUATION

Barnton Avenue is in a tranquil and secluded location, in the extremely desirable residential area of Barnton, to the north of the city centre, yet only a short drive from Edinburgh’s West End and cosmopolitan Stockbridge.

Amenities at nearby Davidson’s Mains provide a village atmosphere with local shopping including a Tesco Metro and a range of quality independent outlets including cafés, services, shops, post office, takeaways and restaurants. The property is also within easy reach of Craigleith Shopping Park offering high street stores including a Marks & Spencer and a Sainsburys.

There is excellent state school provision in the area as well as private schools such as Cargilfield, St George’s School for Girls, ESMS, Edinburgh Academy and Fettes College, all within easy reach.

Barnton and Davidson’s Mains are well served by public transport with an extensive bus network and direct access to the city centre with all the cultural highlights on offer as well as immediate access north to the Queensferry Crossing, and to Edinburgh International Airport as well as to the city bypass with links to Glasgow and the South.

There are many open green spaces surrounding the area with wonderful opportunities for leisure activities such as walking at the nearby Corstorphine Hill Nature Reserve, Lauriston Castle and grounds or Cammo Estate and the beaches at Cramond and Silverknowes. There is a members tennis club a street away from the property as well as the private golf courses nearby and access to the many and varied cycling routes on offer.

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:

Mains water, electricity, fibre optic super fast broadband, telephone (subject to telephone providers’ regulations). 

Postcode: EH4 6JH

Outgoings:

Council Tax Band Category: H

EPC:

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 April 2021 – First Issue