Property Details

Outside Space to Front

The property is accessed from the pavement via a wrought iron gate, paving and steps up to the columned Georgian portico and front door. There is a section of flower bedding to the left hand side with a large spreading magnolia tree to the centre. Steps down to the basement entrance and a lower patio area.

Ground Floor Level

A beautifully bright entrance vestibule, flagstoned, with Georgian features such as cornice work and a ceiling rose, leading to a further flagstone hallway with original curved staircases with an under stair W/C and overhead storage space. A well-proportioned, front-facing sitting room with painted paneling, two Edinburgh presses with glass shelving and original fire surround with a working gas fire. State of the art, sleek, oyster grey kitchen with Siemen’s appliances, smoked glass splash backs and travertine marble flooring throughout the whole area boasts a stunning conservatory which floods the room with light and leads directly into the garden. Separate dining area with the same flooring, views over the garden and also has original Georgian fire surround and Edinburgh press. Staircase leads to lower ground level.

First Floor Level

Original stone staircase leads up to a landing with large skylight allowing for plentiful natural light. Principal bedroom is front facing, pretty delft style tiles surround an original fireplace, two original Edinburgh Presses and lovely cornice work; a front facing single bedroom with built in hanging space and shelving units; further double bedroom with views across the garden has a deep Edinburgh press with hanging space; family bathroom with similar views to the rear has modern sanitary ware throughout, a deep oval bathtub, separate walk-in shower area and heated towel rail. There is potential to create further accommodation in the attic space (subject to the relevant consents) as has been done by neighbouring properties.

Lower Ground Level

Accessed internally or via stone steps leading down to a lower courtyard area and partially glazed door. Contemporary lighting system installed along the staircase. The original stone staircase curves down to a hallway. A tiled utility room with wall units; a snug/sitting room/double bedroom with original fireplace and door that opens directly onto the lower courtyard area; under the stair storage cupboard; double bedroom with views to the rear; shower room with walk-in shower; well-appointed kitchenette with access to rear steps which lead up to the garden.

Outside Space to Rear

A delightful south facing, terraced, walled garden with patio area is well stocked with perennial plantings and a small garden shed to one end. Steps lead down to access lower ground level.

SITUATION

Steeped in history, Ann Street was designed by renowned portrait artist, Henry Raeburn, named after his wife and thought to have been built by architect James Milne between 1816 and 1822. Suspended in time and known for its cobbles, elegantly proportioned Georgian townhouses and their well-maintained front gardens, Ann Street remains one of the most sought after residential addresses in Edinburgh, part of the historic New Town, a designated UNESCO world heritage site.

The neighbouring area of Stockbridge is a lively and popular area of Edinburgh due to its thriving village atmosphere with excellent amenities such as galleries, bars, restaurants, coffee shops and a weekly artisan street market. Ample green space surrounds the area with parks, cycle paths and Botanical Gardens. Residents are eligible for membership of the Dean Gardens, over seven acres of private parkland immediately adjacent to the property.

George Street and Princes Street, along with the historic and cultural attractions of Edinburgh’s city centre are only a few minutes’ walk away. There is a Waitrose supermarket nearby in Comely Bank and slightly further afield the Craigleith Retail Park includes a Sainsbury’s supermarket and a Marks & Spencer, amongst other shops.

There is excellent local and private schooling in the vicinity including The Edinburgh Academy, St. George’s School for Girls, Stewarts Melville College, The Mary Erskine School and Fettes College.

The area benefits from zoned parking and easy access to Edinburgh’s public transport network, Waverley and Haymarket stations, the city bypass and Edinburgh International Airport.

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

Items included in sale:

All fixtures and fittings including wall mounted TV’s

Pendant light fittings

All white goods

Items not included in sale:

Venetian mirror in lower ground floor bedroom

Ostrich skin mirror in first floor single bedroom

Various items of furniture may be available by separate negotiation. 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: Wet underfloor heating in kitchen/dining room/conservatory, underfloor heating in bathroom and shower room, mains water, gas, electricity, telephone (subject to telephone providers’ regulations)

Postcode: EH4 1PL

Council Tax Band Category: H

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.