SUMMARY OF ACCOMMODATION

Ground Floor

Entrance Vestibule with Under-Stair Cloakroom Cupboard, Hall, Open Plan Dining-Kitchen, Conservatory & Garden Access, Sitting Room-Home Office, WC, Hall Storage Cupboard

Half Landing

Bedroom Four

Second Floor

Three Bedrooms, Family Bathroom, Ramsay Ladder Access to Extensive Pitched Roof Attic

Outside Space

Off-Road Paved Drive with Extensive Parking Area & Electric Car Charging Point, Pedestrian Gate & Path from Front to Rear Garden, Good Sized Rear Garden, with Large Sun Terrace, Garden Shed, Two Single Garages Accessed from Cramond Avenue with Door to Rear Garden



ACCOMMODATION:

37 Cramond Road North is substantial detached family house offering spacious and versatile accommodation as follows:

Ground Floor:

Entrance Vestibule & Hall: Entrance to the house is via the paved front driveway. The entrance vestibule has a deep under-stair cloakroom cupboard, and an inner glazed door opens into a welcoming hall.

Sitting Room-Dining Room: This contemporary styled room spans the entire length of the property and incorporates sliding doors that allow it to be used separately or together as one large reception room.  The sitting room enjoys lovely views across the rear garden and has a working fireplace. The remainder of the space is a generous wood-floored dining room that is currently used as a home office. It benefits from a large bay window and a shelved bookcase.

Dining-Kitchen: The current owners have created a stunning open-plan dining-kitchen that spans the length of the house. Enjoying plenty of natural light, the stylish room is ideally suited for modern family living providing plenty of space to both cook, dine and socialise. The slate tiled-floor modern kitchen includes several integrated appliances including a double electric oven, five-ring gas extractor fan, a dishwasher and sink. A small central island offers base drawer storage and a breakfast counter that can accommodate four bar stools. There is a walk-in larder cupboard which houses the washing machine and has shelved storage. The large dining area is positioned in front of a large window with front of house views. 

Conservatory: Glass panelled bii-folding doors separate the kitchen and the tile-floored conservatory that has ample space for both a dining table and seating area. There is a door that opens to the rear garden and there are sliding doors to the sitting room providing a free-flowing entertaining space.

WC Room: Situated next to the kitchen, there is a WC, wash basin and heated towel rail.

Hall Shelved Cupboard

Half Landing:

An attractive oak-wood staircase leads up from the entrance hall passing by a large window to the half landing and first floor.

Bedroom 4: Good-sized bedroom that has a dual aspect view over the front and side of the house. There is a built-in mirror-fronted double wardrobe.

First Floor:

Principal Bedroom: This well-presented bedroom enjoys a dual aspect leafy open view across the rear garden. This exceptionally light-filled bedroom benefits from built-in mirror-fronted twin wardrobes that provide plenty of storage solutions.

Bedroom 2 & 3: Two further bright and spacious bedrooms with one overlooking the front of the house with a built-in double wardrobe whilst the other overlooks the rear garden and has a built-in bookcase and cupboard.

Family Bathroom: This modern partially tiled bathroom comprises a bathtub with overhead shower appliance, a pedestal wash basin, heated towel rail & WC.

Attic: Ramsay ladder access to an extensive pitched-roofed floored attic space that spans the width of the house and that has a large Velux window. This could provide, subject to the necessary planning consents, additional accommodation.

Outside Space:

Front Garden: The house sits well back from the road and there is ample parking on the paved driveway in front of the house as well as an electric car charging point. An iron decorative gate at the side of the house leads down a pathway to the rear garden.

Rear Garden: The southwest-facing enclosed garden is laid predominantly to lawn and edged with well-stocked borders with mature apple trees, rhodendrons and leafy shrubbery. There is a garden shed and raised vegetable bed. The garden has plenty of room for children’s play equipment, a trampoline and football nets. There is a large, paved sun terrace located directly behind the conservatory for outdoor dining. At the end of the garden there is door entry to two adjacent single garages which are accessed from Cramond Avenue.

SITUATION:

37 Cramond Road North is situated in Cramond, a highly desirable residential area situated less than four miles to the west of Edinburgh’s city centre.

The picturesque historic village of Cramond, a designated conservation area, lies on the south shore of the Firth of Forth and is home to a Boat Club, café, pub, beachfront promenade and an historic church that has a children’s playground in the walled gardens

There is a good range of local amenities nearby including a post office, chemist and bank on Whitehouse Road in Barnton as well as more shops and a Tesco supermarket at Davidson’s Mains. Slightly further afield, there is a M&S superstore at The Gyle Shopping Centre and a Sainsburys, M&S & Lidl at Craigleith Retail Park.

There are a variety of leisure facilities nearby including Barnton Park Lawn Tennis Club and The Bruntsfield Links and Royal Burgess Golf Clubs whilst there is a David Lloyd Fitness Centre in Corstorphine.

In terms of recreational activities, the Cramond foreshore is home to the 5km Edinburgh parkrun whilst there are some lovely walks to be enjoyed along the river Almond and at nearby Lauriston Castle. There are also walking and cycling trails through the Dalmeny Estate to South Queensferry whilst the Cammo Estate offers extensive parkland to explore.

The area is popular with families and there are several highly regarded schools in close proximity with Cargilfied Prep School within walking distance. The property falls into the catchment area of Cramond Primary School and the Royal High School and there are many private schooling options including Erskine Stewart’s Melville Schools (ESMS), Fettes College and St George’s School.

There are excellent bus and road links into the city centre as well as an extensive cycle path network. The property is situated within easy reach of Edinburgh International Airport, the City Bypass that links into the Central Scotland motorway network as well the Queensferry Crossing that crosses the Firth of Forth to Fife and beyond.

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 6LY

Outgoings:

Council Tax Band Category:

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– First Issue October 2022.