SUMMARY OF ACCOMMODATION

Ground Floor

Entrance Hall, Sitting Room, WC Room, Two Hall Storage Cupboards, Open Plan Split-Level Kitchen-Dining-Living Room & Sliding Door Access to Rear Garden, Utility Room with Side Door & Integrated Garage Access.

First Floor

Principal Bedroom with En-suite Bathroom, Three Further Double Bedrooms, Family Bathroom.

Second Floor

Ramsay Ladder to Extensive Attic Playroom.

Services

Alarm & Video Entry Phone System, Integrated SONOS Entertainment System, Underfloor Heating in Bathrooms, Utility & Kitchen, Triple Glazed Windows.

Outside Space

Integrated Double Garage with Automated Door, Private Off-Road Paved Parking for Four Vehicles, Landscaped Front Garden with lawn & shrubbery. Terraced Sun Deck & Well-Maintained Rear Garden with Mature Trees, Shrubs & Hedges, Side Path from Front to Rear Garden.

DESCRIPTION:

47 Hillpark Avenue is a substantial modern family house offering well-proportioned accommodation arranged over three levels. The front door of the house is approached either from the private off-road driveway or the paved parking area in front of the double garage.

Ground Floor:

•      Entrance Hall: The front door opens into bright and welcoming marble-floored entrance hall which accesses all the ground floor accommodation.

•      Sitting Room: The attractively decorated room is bathed in natural light from the large bay window and enjoys lovely views across the front garden to Corstorphine Hill. The well-presented room features wood parquet flooring, a decorative wood-panelled wall and an attractive fireplace with limestone surround and a living gas flame fire.

•      WC Room

•      Two Under Stair Storage Cupboards

•      Kitchen-Dining-Sitting Room: This spectacular all-glass extension to the original kitchen at the rear of the house is an outstanding visual statement with a striking contemporary design. The Kitchen International design-led kitchen is part of the original house and features high specification Siemens appliances including an integrated double oven, combi/microwave oven, full-length fridge, and five-gas hob cooker. There is central island incorporating a double sink with a Quooker tap, dish washer and a breakfast bar counter that can accommodate up to four bar stools. There is plenty of preparation space on the Calacatta marble-topped countertops and storage solutions in the base and upper fitted kitchen units.

•      Dining-Living Room: The new marble-floored extension is home to a stunning open plan dining and sitting room space with underfloor heating. With a whole wall of windows incorporating sliding doors this room enjoys stunning views across the landscaped garden and has direct access to the extensive terraced sun deck. The seating area benefits from an oversized mounted plasma TV and integrated SONOS entertainment system.

•      Utility Room: Set off the kitchen, the well-equipped utility room has fitted storage units, Calacatta marble countertops, underfloor heating, an integrated Siemens dish washer, washing machine and full-size freezer. There is also a recessed area with laundry shelving. There is also a side door access that accesses both the front and rear of the house and an additional door that opens into the integrated double garage.

First Floor:

A carpeted staircase leads up from the entrance hall to the first-floor landing.

•      Principal Bedroom: The generously sized bedroom suite is positioned at the rear of the property with a tripartite window offering panoramic views across the city’s rooftops to the Firth of Forth and Arthur’s Seat. One wall of this stylishly furnished double bedroom is dedicated to a new bespoke fitted wardrobe whilst on the other side there is a bespoke unit housing the mounted plasma TV with cupboard below. The en-suite bathroom comprises a stylish bath, open walk-in shower with side shower appliance, dual wash basin with drawer storage below, heated towel rail, under floor heating and a WC.

•      Bedrooms 2,3 & 4: There are three further good-sized double bedrooms with two enjoying dual aspect corner windows with views over the front garden to Corstorphine Hill whilst the third has a dual aspect corner window with similar unobstructed city views as the principal bedroom. 

•      Family Bathroom: Modern tiled bathroom with a bath, rain shower, illuminated vanity cabinet, wash basin with drawer storage below, underfloor heating & WC.

Second Floor:

•      Attic space: A Ramsay ladder from the landing leads up to an extensive attic space the runs the length and breadth of the property and has one large Velux window. The room has electrical power and is currently used as a playroom. There is planning permission in place to transform this room into an additional bedroom and add a Dormer window.

Outside Space

Externally, the property sits on a large, sheltered landscaped plot. To the front, there is a driveway to the left-hand side of the recently landscaped front garden with evergreen perennials with parking for two vehicles whilst on the right side there is a paved parking space for two vehicles in front of the automated double garage. There is a path from beside the garage to the side door and the rear garden. The beautifully designed rear garden features a two-level sun deck with ample room for seating and alfresco dining. The remainder of the enclosed garden is laid to lawn and bordered with mature trees and leafy shrubbery.

SITUATION:

Hillpark Avenue is situated in the popular residential area of Blackhall just under 10 minutes’ drive west of the city centre. The area is well served by local amenities with a small cluster of shops and a café within walking distance on Strachan Road and further shops, a post office, cafes as well as Blackhall Library on Queensferry Road. There is a Tesco supermarket at nearby Davidson’s Mains whilst there is a Sainsbury’s and Marks & Spencer at Craigleith Retail Park, just a short drive away.

The area is very popular with families due to its excellent selection of schools including Blackhall Primary School and the Royal High School and there is Erskine Stewarts’ Melville Schools (ESMS), Cargilfield Prep School, St George’s School for Girls and Fettes College in the private sector. 

In terms of recreational and leisure facilities, there are several golf courses nearby, The Royal Burgess, Murrayfield and Ravelston, as well as Blackhall Tennis Club, and a David Lloyd Club in Corstorphine. Also within easy reach is Edinburgh Zoo and Murrayfield Rugby Stadium.

There are plenty of green spaces and woodland walks nearby with the property sitting on the doorstep of 140-acre Corstorphine Hill Nature Reserve whilst nearby Ravelston Park has a children’s play park. There are some lovely walks to be enjoyed at Lauriston Castle and within Cammo Estate.

The property lies only short drive away from the City Bypass allowing easy access to Edinburgh International 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. There are also excellent bus links from Queensferry Road into the city centre.

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 (BT), telephone (BT - subject to telephone providers’ regulations.)

Postcode:

EH4 7AH

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 February 2022– First Issue.