Accommodation

Ground Floor

Entrance Vestibule and Hall, Living Room, Bedroom 5/Family Room

Kitchen/ Living/ Diner with French doors to garden, WC

First Floor

Four Double bedrooms, two with ensuite bath/shower rooms

Hall Cupboard

Outside Space

Front and rear landscaped gardens

Private off-road parking for two cars

Alarm

Description

Hillpark Rise is situated in a peaceful elevated spot above Blackhall with views over the west side of Edinburgh and with a backdrop of Corstorphine Hill Nature Reserve.

The front garden has a hard monoblock paved driveway for parking and attractive garden leading to the front door. Entry to the welcoming hallway is via the entrance vestibule. Grey timber effect floor tiling throughout the hall gives a clean look, creating both a sense of space and flow.

Living Room

A fully glazed door leads to the sitting room. This is a light room with a window to the west as well as a bay window to the front of the property. Neutral walls and neutral carpeting give the room a contemporary feel.

Bedroom 5/Family Room

This is on the left-hand side and again is neutrally designed with light timber floors and walls. Many of the rooms have one wallpapered feature wall adding character.

WC

Useful ground floor WC. Black granite tiled floor with white sanitary ware and glazed window to the front.

Steps down lead to:

Living/Dining/Kitchen

As so often, this is the heart of the home and a great area stretching the width of the house with an excellent kitchen plus living/dining area.

There are three sets of French doors in this room, in addition to two large roof lights making it not only light but giving different points of access to the garden.

Kitchen

The stylish kitchen with its integrated black units and neutral Nobilia finished worktops in vintage copper décor gives a sophisticated feel. There is a breakfast bar creating more seating but also a natural border between the kitchen and living area. An integrated induction hob cooker sits on one side with the sink on the other – ergonomically efficient. Two wall mounted double ovens/microwave (all appliances are Bosch) and integrated dishwasher complete the appliance practicalities. There are many larder style cupboards as well as deep pan drawers. One cupboard houses the newly installed boiler & hot water cylinder. Double doors lead to the deck and garden.

To the far side and continuing seamlessly is the sitting and dining area with ample dining for up to eight persons as well as a relaxed sitting area. Two sets of French doors give access to the garden.

First Floor

An attractive striped runner with black painted stair curves up to the first floor landing off which there are four double bedrooms.

Double Bedroom One with ensuite shower room

Light bright double bedroom room to the rear of the house with neutral décor and feature wallpaper.

Ensuite Shower Room

Good sized shower room tiled floor with shower cubicle, white sanitary ware and tiled walls. Grey ladder heated towel rail. Fitted bathroom cabinet with mirror. Glazed window to the side.

Double Bedroom Two with ensuite bathroom

Light, bright double bedroom to the front of the house, neutrally decorated. The owners have cleverly adapted a cupboard to give entrance to the bathroom making it ensuite but still maintaining a double wardrobe with plenty of hanging and shelving.

Ensuite Bathroom

Bath with shower both drench and handheld appliances and shower screen. Full length chrome heated towel rail. Bathroom cabinet. Integrated handbasin in same timber effect as bathroom cabinet. Opaque window to front.

Double Bedroom Three

Light, bright double bedroom with window to the side. Double fitted wardrobes with ample shelving and cupboard space.

Double Bedroom Four

Light and spacious double bedroom overlooking front garden. Neutral décor with feature wallpaper on one wall.

Family Bathroom

Excellent family bathroom with lovely views to Fife in the distance. Reproduction Victorian freestanding bath with chrome taps and the opportunity to watch recessed wall TV whilst relaxing. Wall mounted & floor mounted heated towel rails. Porcelanosa Marble floor tiling gives the room a sumptuous feel and together with a contemporary black free-standing washstand with black granite worktop and integrated hand basin with space for storage and display, it’s a bathroom in which to relax and indulge. White sanitary ware and underfloor heating.

Outside Space

Both front and rear gardens to this property are a real asset with all day round sun depending on where one chooses to sit.

The front garden with attractive block paving for up to two cars and grass and borders to the side sets off the house nicely from the road and also provides, with a patio, a seating area to the front of the property. To the right-hand side and through a secure gate, paving stones lead to the tiered back garden.

This has been well designed with various sitting areas on different tiers. Three sets of French Doors leading out from the living/kitchen area all spill on to the decking and with a covered raised gazebo area at the far end, it’s the perfect spot to enjoy a sundowner in peace and privacy. This well-lit garden has further wide decked steps leading down to yet another area bordered with bamboos providing separation and giving a leafy feel. There are raised beds and borders on either side and this substantial deck also extends the length of the house with multiple seating opportunities and quiet areas.

Situation

Hillpark Rise is situated in the leafy and residential Blackhall area west of the city centre but within proximity to the centre with all its cultural and historical attractions. The area is well served by local shops and cafes as well as several high street retailers including Sainsbury’s and Marks & Spencer just a short drive away at Craigleith Retail Park.

The area is very popular with families due to its selection of highly regarded nursery, primary and secondary schools, including Blackhall Primary School, Royal High School in the state sector and The Edinburgh Academy, Erskine Stewart’s Melville Schools, Fettes College and St George’s School for Girls in the private sector.

The area boasts superb access to Edinburgh City Centre and easy transport links to the City Bypass, central Scotland’s motorway network (M8, M9, M90 and Queensferry Crossing); numerous bus and tram services; Haymarket train station and Edinburgh International Airport.

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; 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.

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. TVs and Washing machine and dryer not included.

Services:

Gas central heating, mains water, gas and electricity.

Postcode:

EH4 7BB

Outgoings:

Council Tax Band Category: G

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 June 2022 – First Issue.