Accommodation

Ground Floor: Vestibule, Entrance Hall, Sitting Room, Kitchen/Dining, Utility Room, W/C, Storage Cupboard

First Floor: Drawing Room/Dining Room, Principal Bedroom Built-In Storage and En Suite Bathroom

Second Floor: Four Double Bedrooms, Two Bathrooms, Shower Room, Storage Cupboards

Lower Ground Floor: Garden Room, Boot Room, Storage Cupboard

Outside Space: Private Walled Garden to Rear, Two Parking Spaces, Permit Parking

Description

Ground Floor

Steps lead to the imposing front door and into the spacious, light vestibule. You are immediately struck by the neo classical feel and the quality of the home. There is solid timber herring bone light oak flooring throughout the ground floor giving continuity and flow. There is a half glazed panelled door with glass panels to either side and a lovely, curved glass window above the door. This leads through to the main hallway where light floods in from the cupola and there is most beautiful Georgian sweeping wrought iron staircase.

Living Room

Immediately to the left hand side is the Living Room. Bathed in light from two enormous original Georgian double length sash and case windows with excellent open views to St Mary’s Cathedral.  There is an original Georgian curved wall with symmetrical cupboard to one side and door to other, also curved. Other period features include ornate cornicing, working shutters and the focus of a classic fireplace in black with a contemporary black Stovax wood burner. This room opens via concertina doors to the incredible kitchen dining room with multiple windows beyond to the back garden.

Kitchen

The sleek contemporary Kitchens International Leicht kitchen with its island, neutral marble top wrapping over the island and bank of dark walnut units is the very best in kitchen quality and design. There is an integrated induction hob with built in BORA downdraft extractor within the kitchen island. Seating for up to four at the breakfast bar on one side and plenty of deep pan drawers on the other. The bank of floor to ceiling units house the wall mounted Siemens oven and microwave as well as a large integrated sink. This is the ultimate in luxurious kitchen design with glass fronted cupboards above the sink, lit corner units for books and display, as well as ample storage for all kitchenware. There is an integrated dishwasher and full length fridge and undercounter freezer. All cupboards are handle-less and open just by pressing. In addition, a cupboard houses a large wine fridge and wine rack. There are also two cupboards symmetrically placed on the opposite wall, recessed and again beautifully lit with LED lighting. The attractive astragal windows to the rear are a Victorian addition and provide a great spacious dining area giving so much light and focus on garden and greenery.

Utility Room

A door leads to a utility room which houses another integrated sink with white stone worktop top and wall mounted cupboards above. There is also a washing machine and dryer, pulley and window to the garden.

WC

There is a WC with contemporary marble sink on a plinth with cupboards beneath. Semi opaque glazed window to the rear.

Cupboard in hallway housing boiler. Shelves and storage

Lower Ground Floor

Downstairs via neutral carpeted staircase to lower ground floor. Cupboard immediately on the left for storage. A door leads on the right hand side to the boot room which has a bespoke bench for shoe storage as well as hooks for coats above and a shelf. Tiled floor. There is also a fitted cupboard with hanging space and shelving.

Garden Room

The garden room oozes character and is very light owing to a roof light and double windows overlooking the garden. There are bespoke lit bookshelves and the back door leading to the private walled garden.

First Floor

Sweeping staircase with neutral grey carpeting and white paintwork leads to first floor.

Drawing Room

Beautiful and classical room with triple floor to ceiling windows facing west and overlooking the dreaming spires of St Mary’s Cathedral. Focal point of classic white marble fireplace with black surround and open fire. Large area for dining table and seating for up to 12 persons. Dark wood solid timber flooring and detailed cornicing, as with the other rooms, picked out in white. Working shutters.

Hall Cupboard

Good size storage cupboard and shelving for household storage.

Principal Bedroom

Large and sumptuous double bedroom with curved wall overlooking the garden. Bespoke wood panelled fitted wardrobes and classic curved black fireplace in the centre. More stunning cornicing, beautiful wallpaper as in all bedrooms.

En Suite Bathroom

Enormous walk in luxury shower with fixed head brass shower fitting and hand held appliance. Double ended contemporary bath by window. Contemporary grey heated towel rail and two recessed shelving areas for display/storage by shower and bath. Neutral top quality floor and wall tiling. Contemporary hand basin on plinth integrated into vanity unit and cupboards in rich dark red. Brass taps. Contemporary grey towel rail.

Second Floor

The sweeping staircase continues to the second floor. Tasteful wall sconces together with the classical oval cupola illuminate the staircase, and the neutral light grey carpeting together with fresh white paint work gives a light bright elegant feel.

Bedroom Two

Double bedroom to the west. Large window, neutral décor and high quality light carpeting. Original fireplace with decorative detail. Original working shutters.

Bedroom Three

Large Double bedroom to the west, 2 large windows overlooking cathedral and sedum roof of health centre. Working shutters, high quality carpeting and original fireplace. Built in wardrobe with hanging space and shelving.

En Suite Shower Room

Walk in shower with swivel glass door. Fixed head and hand held appliance. Neutral tiling. Brushed steel taps and appliances. Chrome heated towel rail.

Family Bathroom

From the landing, there is another excellent bathroom with access also to Bedroom Four. Beautiful neutral grey and white floor tiles and tiles surrounding bath. Shower in bath with contrasting black shower head and taps. Shower screen. Grey heated towel rail. Door from bathroom to bedroom four.

Bedroom Four

Double bedroom to rear. This room has been audaciously designed with a dark look contrasting with the neutral décor of much of the property. Stunning black fireplace, dark grey carpet and 12 panelled astragal window to the rear.

Bedroom Five

Double bedroom to the rear. Exquisite decorative wallpaper. En suite shower room.

Shower Room  

Complementary neutral white and brown tiling. Curved shower unit with fixed head and hand held appliance. Semi glazed window to rear. Corner hand basin. White sanitary ware. Full length chrome heated towel rail

Outside Space

Ten steps up lead to the garden. This has been nicely landscaped with beds and a small lawn. There is a patio and seating area and double secure gates leading to the private parking area for which has made parking for up to two cars. There are two dry lined cellars accessed via a communal courtyard.

Situation

The property is just a few minutes’ walk to the cultural and historical city centre as well as close to many smaller boutique shops, cafes and restaurants in the West End itself. The area is well serviced with a variety of faith halls and churches including the magnificent St Mary’s Cathedral. Whilst there are numerous smaller supermarkets within easy walking distance there are larger stores nearby at Craigleith Shopping Centre. There is a Post office, doctor’s surgery and chemist all within short walking distances.

There are a number of recreational facilities and green open spaces in close proximity including the Water of Leith walkway and Edinburgh’s cycle path network; Corstorphine Hill Nature Reserve and the woodlands of Lauriston Castle and Cammo Estate; highly regarded golf courses including The Royal Burgess, Bruntsfield Links and Murrayfield Golf Club; a David Lloyd Leisure Club; both The Edinburgh Sports Club and Drumsheugh Swimming Baths are some minutes’ walk away; Murrayfield Lawn Tennis Club and Murrayfield’s famous international Rugby Stadium and Ice Rink. Edinburgh’s museums, theatres and national galleries are also within easy walking distance.

Culturally, both the National Museums of Scotland Modern Art Galleries I and II are just a few minutes’ walk away. The area has excellent and easily accessible transport links to the City Bypass, central Scotland’s motorway network (M8, M9, M90 and Queensferry Crossing). There are numerous bus and tram services within minutes as well as Haymarket train station and Edinburgh International Airport just a 25 minute tram ride away. There are several nurseries, primary schools, both Public and Private nearby including the esteemed ESMS (Daniel Stewart’s and Mary Erskine’s) and Fettes College.

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. Dishwasher, fridge freezer, blinds, and light fittings to be included in the sale. Certain items of furniture may be available by separate negotiation.

Services:

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

Postcode:

EH3 7EB

Outgoings:

Council Tax Band Category: H

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.