SUMMARY OF ACCOMMODATION

Ground Floor

Main Front Door, Entrance Vestibule, Reception Hall, Sitting Room, Kitchen-Dining Room, Principal Bedroom with en-suite Dressing Room & Bathroom, Two Further Double Bedrooms, Additional Bedroom/Sitting Room/Home Office, Shower Room, Utility Room with Loft Storage Access

Outside Space

Exclusively owned Private Garden & Off-Road Gravelled Driveaway with Ample Parking, Stone Outbuilding, Garden Shed & Log Store, Wrap-Around Lawn, Well-Established Garden with Mature Trees, Hydrangeas, Rose Bushes & Leafy Shrubbery

DESCRIPTION:

4 Belford Park is situated at the end of a peaceful residential cul-de-sac and hidden behind a high stone wall. Entry to the property is via an entirely private entrance with a decorative iron gate and stone gate posts that opens into an expansive gravelled driveway at front of the property. A stone pathway leads up to the impressive classical front door with Ionic columns on either side. The well-presented accommodation is as follows:

Entrance Vestibule: A solid timber main front door with a rectangular fanlight opens into a large entrance vestibule with black and white floor tiles and a bespoke Robert Kenyon-designed cabinet on the right-hand side providing plenty of cloakroom storage. The vestibule also features ornate cornicework, a row of coat hooks and a storage chest.

Reception Hall: Double astragal glazed doors with an attractive fanlight leads into the grand reception hall with elaborate plasterwork, archways and pilasters, decorative cornicework and oak wood flooring. To the rear of the hall, there is a discreetly hidden clothes-drying pulley.

Sitting Room: With a magnificent deep bay window and an additional south-west facing sash window to the side, this spacious room enjoys plenty of natural light. The focal point of the cream-carpeted room is the Stone Craft-designed sandstone fireplace with log-burning stove. There is a seating area positioned in front of fireplace and a lovely round dining table that sits in front of the bay window overlooking the flower-filled garden at the front of the house. French doors separate the sitting room and kitchen.

Kitchen-Dining Room: With glowing embers from the fire in the beautiful fireplace with marble inlay, this versatile-use kitchen-dining room provides flexibility whether you wish to enjoy a simple family supper or a formal dinner. The stunning wood-floored room boasts decorative cornicing and a magnificent tripartite window that spans the entire rear wall and incorporates a semi-circular fan light. On the opposite wall there are fitted bookcases on either side of the French doors. The well-equipped kitchen features a range of integrated appliances including a Cuisinemaster range cooker, fridge, wine fridge, dishwasher, double Astini sink, stainless work tops and a white-brick splash back.

Utility Room: Accessed from the hall is a good-sized utility room which houses the boiler, a washing machine, tumble dryer, chest freezer and offers extensive shelving.

Principal Bedroom: A bright and beautifully presented room with high ceilings, decorative corning and a magnificent tripartite window that fames the pretty views across the front garden. The room benefits from a walk-in dressing room offering lots of storage solutions and an en-suite bathroom that has a bath, large walk-in shower, two Savoy heritage-style pedestal wash basins, heated towel rail & WC.

Bedroom Two: This is a generously sized bright and airy double bedroom with a large window with louvred shutters.

Bedroom Three: Am archway from the kitchen leads into a small inner hall that accesses all the accommodation on the west side of the house. The delightful double bedroom enjoys a dual aspect with views from the side window across the lovely garden to Dean Valley.

Shower Room: This recently modernised black and white bathroom comprises a walk-in shower, Savoy heritage-style wash basin, towel rail & WC. There are several open shelves for towel storage.

Bedroom Four/Home Office/Sitting Room: This stunning octagonal-shaped room with panelled walls incorporating double glazed astragal windows is part of the original house. It has French doors that open out to stone steps that lead to the garden. The versatile room has been used as an additional bedroom, sitting room and home office. 

Outside Space:

Externally, the property is set in a secure, secluded and entirely private plot which includes ample parking and mature garden. At the front of the house the gravelled driveway can accommodate several cars. At the entrance of the property there is a large garden shed and log store whilst at the right-hand side of the house there is an integrated stone storeroom. The garden to the front and left side of the house is predominantly laid to lawn with well-established floral beds with beautiful roses and colourful hydrangeas as well as mature trees. With a stone decorative balustrade, the south-facing side garden is a real sun trap and enjoys uninterrupted views across the mature leafy foliage of the Dean Valley to the magnificent architecture of The Playfair at Donaldson’s.

SITUATION:

Belford Park sits in the Dean Conservation Area which forms part of the UNESCO World Heritage-listed capital city. It is situated south of Belford Bridge and just a short walk to the city’s fashionable West End, the city’s business and financial district and the main retail and entertainment thoroughfares of George and Princes Street. There are many world-class art galleries, museums and historic attractions within easy reach with the National Gallery of Modern Art right on the doorstep of the property. The scenic Water of Leith pathway is on the doorstep and connects via a short walk to cosmopolitan Stockbridge, renowned for its vibrant village atmosphere, weekly market, independent food shops and cafes. The area is well served with supermarkets with a Waitrose at nearby Comely Bank and a Sainsbury’s and Marks & Spencer at Craigleith Retail Park. 

There are plenty of leisure and recreational facilities in the locality with Edinburgh Sports Club next door to the property whilst the Drumsheugh Victorian Swim Baths and the Grange Cricket & Tennis Club are within walking distance.

The property is within the catchment area for the highly regarded Flora Stevenson’s Primary School and Broughton High School in Comely Bank while private schooling is available locally with Erskine Stewarts’ Melville Schools (ESMS), St George’s School for Girls, Fettes College and the Edinburgh Academy all within walking distance. 

The property is well placed for transport links. Haymarket Station, a short walk away, is within easy reach for services to Scotland and England, whilst there are also bus and tram links from Haymarket to Edinburgh International Airport. The City Bypass that links into Central Scotland’s motorway network and the Queensferry Crossing to Fife and beyond are both easily accessible.

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:

EH4 3DP

Outgoings:

Council Tax Band Category: H

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 February 2022 – First Issue.