An attractive Edwardian terraced house set on a peaceful tree-lined street in the desirable area of Blackhall. Beautifully presented accommodation, refurbished and remodelled by the current owners, combines classic proportions and a wealth of original period features with more modern additions including an elegant conservatory overlooking a pretty south-west facing garden.
Summary of Accommodation
Entrance vestibule, hall, sitting room, kitchen/dining room, conservatory, utility room, W.C.
Upper landing, master bedroom with walk-in wardrobe, second bedroom, third bedroom, bathroom (at half landing), linen store.
Two floored attics.
Front garden and enclosed back garden with wide, well stocked herbaceous bed flanking a large lawn and terrace
Secure garden gate providing access to rear lane.
Detached garage with pedestrian access from garden.
On street parking.
Number 43 Queen's Avenue is set within Blackhall, a leafy residential area approximately 3 miles from the city centre.
Local convenience stores, cafes and a library lie within a short walk of the house with larger facilities at Craigleith Retail Park, which is also easily accessible by either foot or car. Cosmopolitan Stockbridge, with its selection of cafes, restaurants and independent shops, is also within easy reach.
There is excellent state school provision in the area, the house being in the catchment for Blackhall Primary School and Royal High School while private schools including St. George’s School, ESMS, The Edinburgh Academy and Fettes College are all within easy reach. Blackhall Nursery provides pre-school education in the area, in addition to several private nurseries being close-by.
Blackhall is well served by public transport with an extensive bus network and direct access to the city centre. Hillhouse Road also has immediate access north to the Queensferry Crossing and Edinburgh International Airport, as well as to the city bypass with links to Glasgow and the South.
An abundance of green space surrounds the area with wonderful opportunities for leisure activities including walking in nearby Ravelston Park and Woods, Corstorphine Hill Nature Reserve, Lauriston Castle and Cammo Estate, in addition to the beaches at Cramond. There are also several public and private golf courses nearby, local tennis and bowling clubs, and easy access to the many and varied cycling routes on offer.
43 Queen’s Avenue is set back and elevated from the street, approached via a short flight of stone steps and paved path bordered by a pebbled front garden.
Storm doors open into an entrance vestibule laid with Victorian floor tiles and providing cloak storage, while a beautiful stained-glass inner door leads to a bright hallway flooded with natural light from the large skylight above.
To the right lies a bay windowed sitting room, a light and generously proportioned room with painted marble mantlepiece surrounding an open gas fire, Edinburgh press cupboard, detailed cornice, dado rail and ceiling rose. An adjacent W.C. is classically styled, lined with traditional tongue and groove panelling and featuring a wash hand basin and toilet with overhead cistern. To the other side of the hall, a deep understair cupboard provides useful storage space.
To the rear of the house is a bright and spacious kitchen/dining room spanning the breadth of the property. This room is laid with a stone flagged floor and is fitted with elegant units topped with solid oak worktops incorporating a range of AEG integrated appliances, freestanding Rangemaster cooker and ceramic butler’s sink. Natural light filters into the room from twin windows overlooking the terrace and French doors leading to the conservatory. Beyond the kitchen lies a utility room providing excellent additional storage space, further sink, pulley and plumbed space for both a washing machine and tumble dryer.
The conservatory provides excellent additional year-round living and entertaining space with a delightful aspect over the rear garden.
A pretty terrace, benefitting from sun until early evening, overlooks the garden while a clematis covered archway leads to a rear storage area providing pedestrian access to the garage. A lane to the rear of the garden provides vehicular access to the garage.
A turned stair rises to a half landing and spacious panelled bathroom featuring a freestanding roll top bath, corner shower, countertop washstand and toilet. Continuing to the upper landing gives access to the bedroom accommodation and linen store.
The principal bedroom, a bright room owing to its westerly aspect, has open views across Ravelston Woods to Corstorphine Hill whilst also benefiting from a walk-in wardrobe (plumbed allowing future owners to install an ensuite if desired). The second bedroom is again light and spacious, with a large window overlooking the street while the third bedroom, though slightly smaller, could accommodate a double bed if desired.
The house benefits from excellent storage throughout including two floored attics, the larger of the two accessed via a Ramsay ladder from the upper landing while a smaller attic is accessible from the bathroom, again via a Ramsay ladder.
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.
Gas central heating, mains water, gas and electricity, broadband, telephone (subject to telephone providers’ regulations.)
Postcode: EH4 2DG
Outgoings: Council Tax Band Category: G
By appointment through Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: 0131 220 4160.
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 August 2021 – First Issue