SUMMARY OF ACCOMMODATION:

Ground Floor

Entrance Vestibule, Reception Hall, Cloakroom Cupboard, Drawing Room, Bedroom Four & En-Suite Shower Room, Bathroom, Monitored Alarm System, Gas Central Heating

First Floor

Principal Bedroom & En-suite Shower Room, Dressing Room, Double Bedroom Two

Second Floor

Two Further Bedrooms, Bathroom

Lower Ground Floor

Open Plan Kitchen-Dining Room, Sunroom & Access to Rear Garden, Utility Room

Outside Space

Landscaped Front Garden with Lawn, Floral Borders & Bin Storage, Sun Terrace to the Rear of the Property & Storage Shed

Residents’ Permit Parking is available on Ann Street and Pay & Display Parking on adjoining Upper Dean Terrace 

DESCRIPTION:

With a tranquil setting, the property sits back from the charming, cobbled street. It is accessed via a decorative wrought iron gate with a stone path leading up to the classical Georgian front door topped with an elaborate fanlight. The property combines the elegance of Georgian living and period features with cool, contemporary interiors.

The well-proportioned accommodation is as follows:

Ground Floor:

●     Entrance Hall: The attractive entrance vestibule features Jim Thompson oriental-themed wallpaper, an original Victorian tessellated tile     floor, decorative cornicing and an integrated bespoke bench with storage within. An inner partially glazed door opens into an elegant reception hall which features original flagstones and a cloakroom cupboard. From the hall a traditional stone staircase with decorative iron balustrade and mahogany handle curves up to the two upper floors whilst another staircase leads down to the kitchen.

●     Drawing Room: The beautiful bow-ended drawing room with curved entrance door features many original architectural features including the magnificent black and brown mottled-marble fireplace, which houses a log burner stove, ornate cornicework, wood panelling and dark hardwood floorboards. The two Georgian sash windows with working shutters have window seats and offer lovely open views across the front garden. The magazine-worthy room features an eye-catching Lunar pendant, oriental-themed wallpaper and a bespoke bookcase with cupboard storage below painted in Basalt by Little Greene. There is a corner Edinburgh Press which houses the property’s state-of-the-art Sonos Home Entertainment System.

●     Bedroom Two: This good-sized double bedroom has an original feature fireplace and a large sash and case window with working shutters offering an open tranquil outlook over the rear of property. This versatile room would also work well as a home office and benefits from an en-suite shower room.

●     Bathroom: In soothing, subdued colours, the modern bathroom features wall and floor tiles by Mandarin Stone and fixtures and fittings from Lusso Stone. There is a freestanding oval bath, a large walk-in shower, an integrated wash basin unit with drawers below & WC. This spacious room has an original feature fireplace and a sash window overlooking the rear garden.

First Floor:

●     Principal Bedroom: Bathed in natural light from the three floor-to-ceiling sash windows, the spectacular bedroom lies to the front of the property and is beautifully presented. Chic contemporary style – the striking Porta Romana pendant, Jim Thompson velvet headboard, woven wallpaper by Tekura and Casamance curtains – sit perfectly alongside the original cream and plush-pink marble fireplace with working log burner stove, decorative cornicework,       and olive-green wood panelling. The spacious double bedroom enjoys a recently added en-suite shower room comprising a shower, wash basin unit with drawer storage below, wall and floor tiles by Mandarin Stone and a WC.

●     Dressing Room: With a large sash window overlooking the rear of the property, Peden & Pringle have created a bespoke dressing room with cabinetry painted in Zoffany’s Olivine offering ample storage solutions. There is also a bespoke wooden ladder to reach the upper levels.

●     Bedroom Three: With a grey palette with textured wallpaper and velvet headboard, the elegant bedroom features dark hard wood flooring and an open Edinburgh Press with cupboard below. The light-filled room has a large sash window with a lovely outlook over the rear garden.

Second Floor:

●     Bedroom Four: This charming bedroom tucked under the eaves with striking Bonsai wallpaper and Little’ Greene’s Tuscan Red paintwork has a lovely bay window overlooking the rear gardens.

●     Snug/Bedroom Five: This delightful room is with earthy tones and Bonsai wallpaper is currently used as a snug and music room but could easily be utilised as another bedroom. It has a wall of bespoke wardrobes, access to attic storage and a Velux window. 

●     Family Bathroom: A good-sized bathroom with free-standing oval bathtub, wash basin, & WC. There is also access to under eaves storage.

Lower Ground Floor:

●     Dining-Kitchen: This well-designed open-plan space with original flagstone flooring has designated areas for dining and cooking. The beautiful bespoke Peden & Pringle kitchen is both stylish and functional featuring high-specification, brand-name appliances. There is an integrated, and recently serviced, Lacanche Range Cooker with two ovens, plate warmer grill and a five-ring gas burner, a full-length fridge and freezer, pantry cupboard, wine rack, dishwasher, double sink with Quooker tap. There is a central island with drawer storage, lower and upper Farrow & Ball Studio Green wood-fronted cabinets and granite worktops. The spacious dining area has a bespoke banquette with storage within, an oval-shaped dining table and additional chair seating.

●     Sunroom: Steps lead up through an open door from the dining-kitchen to a substantial sunroom that can be used all year round and benefits from having a radiator and      . With porcelain tile wood-effect flooring, the sunroom features bespoke book shelving and a window seat. French doors open directly into the rear garden. 

●     Utility Room: This houses the boiler and has ample room for a washing machine and tumble dryer.

Outside Space:

●     Front Garden: Well-maintained landscaped front garden predominantly laid to lawn with floral borders and a pretty Camellia tree. A beautiful fushia pink rose frames the front door. There is a discreet timber shed to store rubbish bins.

●     Rear Garden: French doors from the sunroom open out on two-tiered stone terrace with a seating area on the upper level. With access from the kitchen, there is a storage cupboard on the lower level of the garden.

SITUATION:

Ann Street is situated in an affluent residential area on the edge of Edinburgh’s historic New Town, a UNESCO World Heritage Site, and is only a short walk to the hugely popular neighbourhood of Stockbridge with its bustling village atmosphere.

The property is located next to The Dean Gardens, seven acres of private parkland with a children’s play park that residents can apply for membership and the members-only Dean Tennis & Squash Club.   In terms of local amenities, Stockbridge has a chemist, specialist independent shops, delis, cafes, restaurants, bars and a weekly Sunday food market. It is also well served by several small convenience supermarkets whilst Waitrose, M&S and Sainsbury’s are all within easy reach. In terms of leisure and recreational facilities, there is the member-only Grange Tennis, Cricket & Squash Club in Stockbridge as well as Inverleith Park, where you’ll find community tennis courts, a basketball court and a children’s play park, and the Royal Botanic Gardens. The Water of Leith Walkway, an attractive 13-mile cycling and walking riverside footpath that leads, in one direction, to the Modern Art Gallery is easily accessible from the property.

Princes Street and George Street, the city’s main shopping thoroughfares, the new St James Quarter as well as some of Scottish capital’s world -class museums, art galleries and historic attractions are all within walking distance.  

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

The city’s major transport links are all within easy reach including the regular tram and bus links to Edinburgh International Airport. The City Bypass, the Queensferry Crossing and Scotland’s motorway network area are easily accessed via the nearby Queensferry Road.

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:

EH4 1PL

Outgoings:

Council Tax Band Category: H

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 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.