SUMMARY OF ACCOMMODATION

Ground Floor

Reception Hall, Inner Entrance Hall, Lounge, Swimming Pool, Changing & Shower Room, Gym, Home Office/Bedroom Five, Principal Bedroom & En-suite Bathroom, Bedroom Two & En-Suite Bathroom & Access to Extensive Loft Storage, Bedroom Three & En-Suite Bathroom, Bedroom Four, Bathroom

Cloakroom Cupboard, Two Hall Cupboards, Linen Cupboard, Storage Control Cupboard with CCTV, Sky, Alarm & Security System & Integrated SONOS Smart Home Entertainment System

Gas Central Heating, Double Glazing, 7 Nr PV Solar Panels

Garden Level Floor

Kitchen-Dining-Living Room & Access to Side Garden, Garden Room & Access to Extensive Sun Terrace to Rear of Property, Utility Room, WC Room, Storage Cupboard, Laundry Room & Side Door Access, Second Staircase to Reception Hall

Outside Space

Private Driveway, Car Parking for Multiple Vehicles, Automated Triple Garage & Workroom & Pool Plant Room, Side Path from Front to Rear of the Property, Terraced Garden & Decked Area to Side of House, Outdoor Extensive Decked Sun Terrace to Rear of the House, Dog Kennel

DESCRIPTION:

34b Cammo Road is a stunning contemporary-styled five-bedroom family home that is beautifully appointed and finished to an exceptional standard with high quality fixtures and fittings and brand-name appliances. It features immaculately presented design-led interiors with stylish furnishings and designer wallpapers.

The spacious accommodation is as follows:

Ground Floor:

▪      Entrance Hall: Accessed from the private driveway, steps lead up to the front door of the property that opens into a spacious and grand reception hall with dark wood flooring and plenty of of natural light from an overhead modern cupula.  The hall forms part of a modern extension, added by the current owners, which saw the addition of a drawing room, indoor swimming pool, changing room and gym to the ground floor accommodation.  The hall accesses the original front door that opens into a second entrance hall where there is a cloakroom cupboard, a storage cupboard and a shelved linen cupboard.

▪      Lounge: With a magnificent high ceiling, the impressive sitting room is a stylish contemporary space with Asian furnishings and dark wood flooring. In one corner of the room, there is an integrated sink unit with marble countertop and a small fridge. This room is an ideal place for large scale entertaining.

▪      Pool Room: Sitting under a pitched roof, the spectacular pool area is separated from the sitting room by a floor-to-ceiling glass wall that incorporates an entrance door. The heated mosaic-tiled heated pool has a wall of double-glazed windows along one side with an automated integrated blind system whilst on the other side of the pool there is a seating area.

▪      Changing Room: Accessed from the pool area, there is a well-equipped changing room with slate flooring, a walk-in rain shower with jet spray system, storage cupboards, a separate WC and an integrated wash basin unit with cupboard storage below.

▪      Gym: Accessed from both the entrance reception hall and the changing room, this is versatile-use room that is currently utilised as a gym.

▪      Home Office/Bedroom Five: Set inside of the inner front door, this versatile dual aspect room is currently used as a home office but could easily become a fifth bedroom. It has a connecting door to the adjacent en-suite bedroom.

▪      Bedroom Two: This elegant bedroom has an electric ceiling fan, stylish Asian-themed wallpaper and a built-in double and single fitted wardrobe. There is an en-suite bathroom with a walk-in shower, circular marble-topped wash basin unit, heated towel rail and WC.

▪      Principal Bedroom: Stylishly furnished and beautifully presented, this spacious bedroom suite has a newly created vanity table area positioned in front of a large window offering a tranquil and leafy outlook. There are two built-in fitted double wardrobes and a shelved cupboard providing a variety of storage solutions. There is an en-suite tiled bathroom comprising a rain shower with separate handheld shower appliance, a wash basin unit with drawer storage below, heated towel rail and WC.

▪      Bedroom Three: Another generously sized bedroom with a double fitted wardrobe and a tranquil leafy outlook.

▪      Bathroom: This hotel-worthy bathroom is super spacious and luxurious and comprises a walk-in shower, bath with jacuzzi jet system, integrated wash basin unit with mirrored drawers below, heated towel rail & WC.

▪      Bedroom Four: This well-presented bedroom has a double fitted wardrobe and a single wardrobe that contains the house safe. There is a staircase that leads up from the bedroom to an an-ensuite shower room and small landing with two louvred-fronted storage cupboards. There is also door access to extensive loft storage.

Garden Level Floor:

▪      Kitchen-Dining-Living Room: This floor is home to a spectacular free flowing kitchen-dining-living space that has been designed for modern family living and entertaining.  The staircase descends from the hall and opens into the dining room which leads to the kitchen on one side and a sitting room on the other. The wood-floored dining room has plenty of space for a large table and chairs. Two open archways lead into the bespoke Ekco kitchen that feature country style cream wood cabinetry and granite countertops. The well-equipped fitted kitchen includes many high specification integrated appliances including an Aga, wine fridge, two Hotpoint fridge drawers, a brand-new Bosch dish washer and a Belfast sink.   There is a wonderful picture window framing views of a pretty Acer tree and woodland foliage beyond.

▪      Living Room: Glass panelled double doors open from the dining room into a cosy sitting room which boasts a shelved double storage cupboard and an impressive Inglenook fireplace that houses a standalone cast iron gas stove. French doors open from this wood -floored sitting room to a sun deck at the side of the house.

▪      Garden Room: With terracotta tiled flooring, this substantial garden room has room for both a large seating arrangement as well as an additional dining table and chairs.    There are French doors that open out on to an expansive elevated timber sun deck offering glorious views across to mature trees that run along the river Almond. This is an ideal space for al fresco dining and large-scale outdoor entertaining.

▪      Utility Room: Located in an inner corridor next to the kitchen is a WC room, storage cupboard and a utility room that houses the washing machine, tumble dryer, sink, US-style fridge -freezer and storage units.  

▪      Laundry Room: There is an integrated sink, tumble dryer, freezer and storage units in this laundry/utility room. There is also a dedicated dog shower.  This room provides door access to the boiler area of the house as well as a side door to the house. There is a separate staircase to the entrance hall.

Outside Space:

▪      Front Garden: The property is reached by way of a long private driveway off Cammo Road. There is a triple garage that also provides a work/DIY area and has door entry to the swimming pool plant room. There are seven solar panels on the garage roof. Outside the house there is ample parking provision for multiple vehicles. On the right side of the house there is a wooden gate that leads down a flight of stone steps to the first of the two outdoor sun decks.

▪      Rear Garden: The elevated decked sun terrace provides the perfect situation for al fresco dining and socialising and offers leafy woodland views that also provide seclusion and privacy.

SITUATION:

Cammo is a highly desirable and peaceful residential area lying five miles north-west of Edinburgh’s city centre.

34b Cammo Road sits next to the picturesque Cammo Estate Nature Reserve, an 85-acre public parkland comprising mature woodland and leafy walking trails. Other lovely places to walk are in the grounds of nearby Lauriston Castle and along the River Almond Walkway to the historic and quaint village of Cramond. Here you will find a waterfront promenade, a café and Boat Club.

There are a variety of recreational and leisure facilities within easy reach including Barnton Park Lawn Tennis Club, The Royal Burgess and The Bruntsfield Links golf courses and a David Lloyd Fitness Centre in Corstorphine.

The area is well served by a range of excellent local amenities including a Post Office and Scotmid on Whitehouse Loan Road in Barnton. There are larger supermarkets at the Craigleith Retail Park and at The Gyle Shopping Centre, both just a short drive away.

The area is popular with families and offers a selection of highly regarded schools nearby. It falls into the catchment area of Cramond Primary School and The Royal High School; with private schooling options including the nearby Cargilfield Prep School, Erskine Stewart’s Melville Schools (ESMS), Fettes College and St George’s School for Girls in close proximity.

There are excellent bus services from Queensferry Road into the city centre as well as easy access to the off-road cycle path network. The property is situated within easy reach of Edinburgh International Airport, the City By-pass that links into the Central Scotland motorway network and routes to the north via the nearby Queensferry Crossing.

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:

All fixtures, and fittings, appliances, gym equipment, blinds and curtains 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:

EH4 8AP

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 August 2022 – First Issue.