Accommodation

Ground Floor

Entrance Vestibule. Hall. Study. Dining Room. Drawing Room. Sitting Room. Study

Kitchen/living/Dining Room. Utility Room. Downstairs cloakroom. Understairs cupboard

Back hallway with coat and wine store

First Floor

Five double bedrooms two of which are ensuite. (One currently used as a gym). Understairs cupboard. Family Bathroom

Second Floor

Attic Conversion into bedroom suite including ensuite bathroom and study

Outside Space

Front and back gardens extending to around 0.68 of an acre. Full security, with electronic gates and a video entry system. Double garage and electric gates at entry. 7.6kW Electric Car Charger

Description

Essex Road is a quiet residential street, with the property secluded behind a high solid, wooden perimeter and with double electric gates for entry to the garage. Pedestrian entry is via a wrought iron secure gate with paving leading to the front door. The front door opens into a vestibule which in turn, through a glazed door leads into the hall. The hall with its light tiled floor is bright and airy benefitting from additional natural light from French doors directly ahead.

Drawing Room

Along the hall on the right-hand side is the formal perfectly proportioned Drawing Room with floor to ceiling windows and lovely views to the garden; there are two additional windows to the west and north. All windows in the house have small lead latticed panes adding to their character and befitting the property’s heritage. Cornicing and neutral carpeting, wallpapered.

Sitting Room

To the front of the house is the sitting room. Large window. Neutral carpeting, wallpapered.

Dining Room

Well-proportioned dining room with floor to ceiling windows overlooking terrace and garden below. Herringbone solid timber floor.

Downstairs Cloakroom

Tiled floor and contemporary Villeroy and Boch (V&B) sanitary ware with lovely oval shaped window to the front. Heated towel rail.

Study

Good sized study again with aspect of garden and high-quality bespoke oak desk, cupboards and bookshelves. Neutral carpeting. An archway leads from the hall into the Kitchen/Living/Dining Room.

Kitchen/Living/Dining Room

This breath-taking extension, completed in 2010 is really the heart of the home. Light floods in from two hexagonal roof lights and in the sitting area from an Orangerie style roof light. In addition to the floor to ceiling windows the effect is that this wonderful living space feels like an extension of the garden itself.

The kitchen is well appointed and of the highest spec with a focal point of breakfast bar, island and integrated 1 metre diameter chopping board. The T shaped island houses one of the two integrated Miele Dishwashers as well as a sink and Insinkerator waste master plus an ample selection of cupboards and drawers.

Directly behind is a full-size WOLF range with gas hobs and double electric ovens with an indoor barbecue and griddle plate, set off by a great granite backsplash and discreet extractor. All of which housed in a bespoke kitchen mantle which draws the eye. Adjacent to the breakfast area is a bank of units housing twin butlers’ sinks and a second dishwasher as well as many undercounter and wall mounted cupboards.

The enormous integrated American style fridge on the far side, situated beside an equally full-size upright freezer, sits beside the larder, which is fully integrated, with internally lit meaning that it is very discreet. It opens up and contains amongst other useful and ample storage, spice racks, shelving, as well as hand crafted drawers specifically for bread, pasta etc.

Speckled granite tops and bespoke oak veneer cupboards sit well with other bespoke units housing both the TV and the larder respectively. Which all yields a domestic area with the feel of a sophisticated living space rather than a simple kitchen.

The room extends down to a spacious living area and with no less than 8 floor to ceiling windows, this is just the perfect place to sit and relax rain or shine, to enjoy views of a sensational, mature garden surrounded by high trees, evergreen and deciduous as well as bountiful shrubs, borders and flowering beds.

Back door and back porch

Utility area off the kitchen leads to a second outside door to the front. There is hanging space for coats and hats as well as a storage area for wine and other household goods.

Utility Room

Separate Utility Room to the front of the house. There is an extra sink with Silestone worksurface and housing beneath for both washing machine and dryer (Both Miele).

First Floor

A neutral carpeted staircase sweeps up to the first-floor landing, which is light and has neutral carpeting throughout.

Principal Bedroom Suite and Dressing Room

This is at the far end of the landing and has everything you might need for a principal bedroom, and more besides. There are windows overlooking the back garden as well as to the side. There is also a bank of wardrobes on the westerly wall with an integrated dressing table with window above and views to the west. The dressing room is entered prior to the bedroom and has its own open area with bespoke fitted wardrobes on both sides, hanging space and shelving as well as a window overlooking the garden.

Ensuite Bathroom

As with all the bathrooms in the property, the ensuite is of the highest quality with V&B and Porcelanosa contemporary fittings. There is a free-standing bath as well as walk in drench shower with separate handheld appliance, twin his and hers Travertine stone handbasins with lit mirrors above each, heated towel rail. White sanitary ware. Large opaque window to the front.

Double Bedroom Two and ensuite bathroom

Large double bedroom to the rear with neutral carpeting overlooking garden. Ensuite bathroom of the highest quality, luxurious marble flooring which extends into the walk-in shower deploying a drench shower and handheld appliance. White wall mounted handbasin with separate bathroom cabinet, lit mirror. WC. Underfloor heating. Opaque window to the east.

Bedroom Three

Spacious double bedroom to the front of the property. Banks of integrated wardrobes with both hanging space and shelving along one wall. Large window. Neutral carpeting.

Double Bedroom Four

A smaller double bedroom to the front of the property. Laminate flooring.

Double bedroom Five (Currently kitted out as a gym)

To the rear of the house, currently housing gym equipment. Laminate floor and large mirror with fitted cupboards to the side.

Family Bathroom

Excellent and top-quality family bathroom (V &B fittings) with separate bath and walk in drench shower, neutral floor tiles and complementing neutral décor. Fitted bathroom cabinet. Opaque window to the front. Grey heated towel rail to complement décor. Underfloor heating. Hand basin and fitted lit mirror above.

2nd Floor

Bedroom and study suite including ensuite bathroom

The current owners have renovated the attic space and created a fantastic bedroom suite/study area which extends most of the width of the house. Adding charm and character to the property with its sloping ceilings which do not in any way impede headroom. It is accessed via a neutrally carpeted staircase which opens into an open plan study area with two huge Velux windows allowing light to flood in.

This area has the added bonus, given its elevation, of having views not only over the garden but panoramic views to the Pentland Hills to the South, a wonderful outlook.

A door from the study leads into a spacious bedroom light infused from three enormous Velux windows to the South. There are also integrated banks of wardrobes with hanging space and shelving, as well as ample room for a living area.

An archway leads to the dressing room with a door to the ensuite bathroom.

The bathroom is luxurious with the same neutral tiled floors and matching shower backsplash as well as a great walk-in shower and contemporary stone handbasin, as in the Principal Bedroom. There is a contemporary free-standing bath with chrome tap stand and handheld shower appliance; useful shelf adjacent for display and storage.

Outside Space

The extensive south facing, mature garden in addition to front and side gardens are a hugely appealing asset to this property and lend an undeniable further gravitas to the whole. Not only do they provide an oasis of nature, attractive and varied beds, rockeries and borders, but the trees enhance the feeling of seclusion and privacy.

Front Garden

The property sits behind high solid fencing giving total privacy. To the front, the garden is laid mainly to paving and can accommodate up to three cars with a double garage in addition. Such has been the clever landscaping that the front garden path also meanders past beds of shrubs creating an atmosphere that is more than just a driveway. With trellises on some of the exterior stonework, climbing hydrangeas, lilacs and clematis it creates an attractive and leafy entrance, as well providing ample and practical private, off-road parking.

Side Garden

Paved paths snake around to the west side of the garden where there is an attractive rockery, mature planting as well as hedges bordering the boundary. The side area reaches the stone terrace which extends more or less the length of the property at the back and provides the perfect spot for sitting outdoors and/or entertaining in an elevated spot over the garden. Access from the terrace into the house via French Doors.

Rear Garden  

Stunning views of this spectacular large, mature garden from all rooms to the back of the house, but it is only really when in it, that you come to appreciate what it offers in terms of enhanced quality of living. It has a curved aspect at its far end with many species of trees, deciduous and conifer, hugging the garden and providing variety of colour and type.

In addition to the expansive flat lawn in the centre, there are beds of shrubs and borders on both sides with paths running down the sides.

From the terrace, the original and centred stone steps lead to the garden with lovely flowering rockeries symmetrically sitting on either side. The view of the house from the garden is quite as spectacular as the other way around with wisteria climbing up the back making an already attractive house even more visually appealing. The lawn drops to a further lawn area with further rockeries on either side and here you can appreciate the colour and varieties of trees and bushes including Rhododendrons, Weeping Willow, Firs and other less common species. Above all, it is a beguiling and uplifting environment. There is a greenhouse, two summerhouses and a large shed where the sit on lawn mower is kept.

Plot 

Planning permission has been granted for the erection of a 2 storey, 4 bedroom detached house in an area of garden ground. Planning Application 21/02766/FUL.

Situation

Essex Road is situated just off Whitehouse Road, a tranquil and secluded location in the extremely desirable residential area of Barnton, to the northwest of the city centre, yet only a short drive from Edinburgh's West End and cosmopolitan Stockbridge.

Amenities at both Barnton and Davidson's Mains provide a village atmosphere with local shopping with a range of quality 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, Boots 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 close to the property as well as several private golf courses nearby including The Royal Burgess and Bruntsfield Links. In addition, there are many and varied cycling routes in the vicinity.

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 6LF

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.

Prepared May 2022 - First Issue.