Accommodation

Ground Floor Level

The property is accessed from the street, via stone steps up to the property. The front door opens into a light and bright flagstone hallway with a stunning vaulted ceiling and archway and the original curved staircase leading up. A beautifully proportioned drawing room has double sash and case windows with views to the front of the property, wood flooring, one curved wall to the rear, open fireplace and an original press cupboard housing the HOMETECH entertainment system. Downstairs W.C. The kitchen/dining room, which has peaceful rear facing views across cobbled streets and neighbouring gardens, is well appointed and stylishly updated with modern beech and curving chrome units with black granite worktops, double sink, various SMEG appliances and a recessed area for the American style fridge and wine racks; a utility room with shaker style units, a Belfast sink and window with views to the side lane brings added light into these rooms.

First Floor

Neutral shade, carpeted staircase leads up to a wood floored landing area. Lovely family bathroom with views to the front of the property has a deep bathtub and separate tiled shower area, a wall mounted TV above the bath, a marble topped double sink unit and heated towel rail. Principal bedroom faces the front of the property with two large sash and case windows, very pretty original marble fireplace with working gas fire, wood floors throughout, intricate cornice work and white painted paneling. Further large double bedroom with rear facing views softly curved wall to one end, intricate cornice work and paneling with a walk in cupboard with side facing window houses shelving and hanging space.

Second Floor

Carpeted staircase with inset stair lights leading up to landing with a beautiful, large cupola to the ceiling ensures that the whole property is always flooded with natural light. Single bedroom/office with dual aspect across the front and to the side lane has an original cast iron fireplace. Double bedroom with curving wall, sash and case window and views to the front. Family bathroom with deep bathtub, separate walk in shower unit, double sinks and a skylight also has loft access. A further double bedroom with peaceful, rear facing views has en-suite shower room with sash and case window, side views to the lane and a walk in tiled shower cubicle; spacious cupboard housing the water tank.

Situation

The property is end of terrace, set in the middle section of Albany Street, a short walk from bustling Broughton street where there are many niche shops, restaurants and coffee shops to explore as well as the usual convenience stores and excellent artisan food shops. A five minute walk takes you to the newly refurbished St James Centre (due to complete later in the year) as well as a John Lewis, Harvey Nichols and the Omni Centre with multi screen cinemas. The National Portrait Gallery on Queens Street and the main shopping streets of Princes Street and George Street are close at hand.

Ample green public space is well within walking distance, with both Inverleith Park and The Royal Botanics easily accessible as are the many and varied cycle paths surrounding the city.

There is excellent school provision in the area with private schools such as Fettes College, St George’s School for Girls, ESMC and The Edinburgh Academy close by.

Bus and Tram networks provide access to all areas of the city including direct trams to Edinburgh Airport. Edinburgh Waverley and Haymarket Rail stations, access to the city bypass to A1 south and north to Glasgow and the Queensferry Crossing to Fife are within easy reach.

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: EH1 3QH

Council Tax Band Category: H

EPC: E

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.