SUMMARY OF ACCOMMODATION:

GROUND FLOOR

Entrance Vestibule, Reception Hall, Sitting Room, Living-Kitchen-Dining Room & Stair Access to Decked Patio & Rear Garden, Gas Central Heating, Alarm System, Smoke Alarm.

FIRST FLOOR

Principal Bedroom & En-suite Dressing Room, Two Further Double Rooms, Family Bathroom Two Landing Storage Cupboards.

OUTSIDE SPACE

Private Front Garden, Decked Seating Area accessed from the Kitchen, Private Side Alleyway with Under Stair Cellar, Private Garden to the Rear of the Property with Large Astro Lawn & Two Elevated Stone Patios, Well-Maintained Garden with Mature Trees, Leafy Shrubbery & Floral Planting. 

Parking Permit & Metered Parking on Inverleith Row & Surrounding Streets.

ACCOMMODATION:

The handsome B-listed property is set back from the roadside and is accessed via a wrought iron gate and a stone path that leads up through the front garden to the classical Georgian front door flanked by two fluted Ionic columns. The property combines the elegance of Georgian living and period features with contemporary style and furnishings. 

Ground Floor:

·      Entrance Vestibule & Hall: The classical front door opens into a spacious entrance vestibule with flagstone flooring and decorative ceiling cornicing. A glass-panelled double doors open into a grand entrance hall that is crowned by a recently refurbished ceiling cupola. From the red-carpeted hall, a classical stone staircase with decorative cast iron balustrade and mahogany handrail sweeps up to the accommodation on the first floor.

·      Sitting Room: The classically designed bow-ended sitting room faces the front garden and is bathed in natural light from the two sash and case windows with working shutters. The focal point of the room is a magnificent black marble period fireplace with an elaborate cast iron decorative inset that currently houses a gas fire. The elegant room features a both a wealth of period features such as ornate ceiling cornicing and rose circle alongside contemporary features and a large plasma mounted television on one wall.

·      Dining-Kitchen-Living Room: In 2016, the current owner combined two separate rooms at the rear of the property creating one stunning open plan space with a dining-kitchen on one side and a relaxed contemporary-styled seating area on the other. Natural light floods into this wonderful room through two large sash windows with working shutters. The well-equipped kitchen features many high specification appliances including a US-style double fridge/freezer, a wine fridge, AEG oven, AEG combi-oven, dishwasher and a double sink. With on-trend brick-styled splashback, black granite worktops and slate-coloured ceramic floor tiles, the well-appointed kitchen also has plenty of storage space in the upper and lower units and drawers. The large central island incorporates an induction hob and has a bar counter on three sides that can accommodate up to seven bar stools. A back from the kitchen areas open to a timber-decked terrace that was added at the same time as the kitchen conversion. Steps descend from there to a pathway that leads to the rear garden.

·      Utility Room & Bathroom: Located off the entrance hall is an utility room with an integrated sink, base and upper storage units and room for a washing machine and dish washer. This room connects to a downstairs bathroom comprising a shower cubicle, wash basin and WC.

First Floor

·      Principal Bedroom: Enjoying leafy views through two floor-to-ceiling sash windows over the front of the house, the striking visual statement in this generously sized bedroom is the attractive marble period fireplace. The light-filled room also features base wood panelling, oak floorboards and a built-in shelved bookcase behind the double bed. There is an en-suite dressing room with an additional sash window. This versatile room could also be used as a home office or as a bathroom, subject to planning approval consents.

·      Bedroom Two & Three: Two further good sized and well -presented double bedrooms that enjoy plenty of natural light from sash windows.

·      Bathroom: The current owner recently added this wonderful hotel-worthy modern bathroom that comprises a large walk-in shower cubicle, bath, integrated wash basin unit with drawer storage below and display shelving either side, heated towel rail & WC.

·      Storage: There is one deep storage cupboard currently used as a linen cupboard whilst another houses the boiler and gives roof access to extensive attic storage.

Outside Space

·      Front & Side Garden: Set back from the roadside, the entrance to this handsome townhouse is via a cast iron black gate and a stone path that leads to a flight of steps up to the imposing classical front door. There is an additional side gate that leads to door access to an inner alleyway that leads to the garden at the rear. The attractive landscaped front garden has a pebbled path and floral beds with mature trees and a hedge that provides shelter and privacy.

·      Rear Garden: The rear garden is reached from the kitchen or via a door from the front garden. The enclosed private garden is well-maintained with a large expanse of Astro lawn bordered on one side by mature trees and floral planting. With an electrical power supply, the sheltered garden has two elevated paved terraces with one currently used for al fresco dining whilst the enclosed corner one could house a trampoline or a hot tub. 

SITUATION:

Inverleith is an affluent and highly sought-after residential area located on the edge of Edinburgh’s historic New Town, part of the city’s UNESCO World Heritage Site. 

Situated within the Inverleith Conservation Area, the property is just a short walk the world-renowned Royal Botanic Garden Edinburgh that boasts over 70 acres of exotic and rare flora and fauna. The Botanics sits adjacent to leafy Inverleith Park, where you’ll find community tennis courts, a children’s play park and a boating pond. 

There are a wide range of local amenities including cafes, a post office, chemist and food stores on the doorstep of the property in Goldenacre that sits at one end of Inverlieth Row. In terms of larger supermarkets there is a Tesco in Canonmills, a Morrisons on Ferry Road and a Waitrose in Stockbridge.

The property is ideally positioned to benefit from the cosmopolitan delights of nearby Stockbridge with its bustling village atmosphere, specialist shops, restaurants, bars, cafes and weekly food market, Stockbridge is a vibrant and popular neighbourhood.

In terms of recreational and leisure facilities, the property is a short walk to Glenogle Swim Centre, a beautiful restored Victorian pool as well as the members-only Grange Cricket, Tennis & Squash Club.

Also within easy reach is the Water of Leith Walkway, a wonderful riverside walkway that links into the city’s extensive network of cycling and running trails.

The property sits within the school catchment area for Broughton Primary School and Drummond Community High School. There are plenty of private schools available locally at Edinburgh Academy, Fettes College, Erskine Stewarts’ Melville Schools (ESMS) and St George’s School for Girls.

The property is within comfortable walking distance of the city centre and many of the Scottish capital’s world-class tourist attractions. Also within easy reach are Waverley Train Station and St Andrew’s Bus Station whilst the excellent tram and bus network provides efficient access to Edinburgh International Airport.

The property lies only a short drive from the City Bypass allowing easy access to Edinburgh Airport and connections to all the main routes across Scotland with the M8 to Glasgow, the M90 motorway to the north and the A1 to East Lothian.

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. All garden furniture is included in the 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:

EH3 5LP

Outgoings:

Council Tax Band Category: G

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.

Particulars prepared April 2022 – First Issue.