SUMMARY OF ACCOMMODATION

First Floor

Entrance Hall, Open Plan Dining-Living-Kitchen, Sitting Room, Bathroom, Double Bedroom 3,

Gas Central Heating

Second Floor

Principal Bedroom with En-suite Bathroom, Double Bedroom 2, Bathroom. Access to Extensive Attic Storage with Conversion Potential

Residents & Private Space

Communal Entrance Hall & Stairwell

Private Open Storage Area Outside Front Door of the Property

Residents and Metered Parking Available on Palmerston Place

DESCRIPTION:

The handsome B-listed property is accessed through a classical main front door that opens into a grand entrance vestibule with Victorian tiled flooring. The original staircase, which is flooded with natural light from a large cupula above that is encircled with ornate cornicing, leads up to the second-floor property.

First Floor:

Entrance Hall. The light and welcoming entrance hall gives access to the kitchen and downstairs bathroom and leads to the living room and the third bedroom. 

Dining-Kitchen-Living Room: Featuring two sash and case windows and oak flooring, this spectacular open plan contemporary-styled space enjoys stunning views across the leafy gardens at the rear of the property and the surrounding Georgian architecture. One side of the room is dedicated to the well-designed kitchen that features top quality integrated NEFF appliances including a double oven, combi oven, full-length fridge/freezer, washing machine and dishwasher. There is also an integrated sink, tumble dryer and plenty of storage solutions in the base and upper slate-grey wood-fronted storage units. The modern kitchen features a bespoke island with an integrated induction hob, base drawer and cupboard storage and a breakfast bar that can accommodate three bar stools. On the other side of the room there are designated areas for both sitting and dining.

Living Room: Overlooking the attractive sandstone terrace on the opposite side of the road through two twin sash windows with working shutters, this classically designed and high-ceilinged sitting room boasts an impressive original marble fireplace with decorative tiled inset. The stylishly decorated room features a beautiful textured designer wallpaper and has plenty of room for a large seating area.

Bedroom 3: Sharing similar street views as the living room, this spacious bedroom is the largest of the three double bedrooms.

Bathroom: This marble-tiled bathroom has a bath, wash basin, shower cubicle, heated towel rail and WC.

Second Floor:

A carpeted staircase leads up to the top floor accommodation and benefits from plenty of natural light from a large skylight. There is access from the landing to extensive attic storage the spans the width of the property. This large space could be converted, subject to the necessary planning consents, into an additional bedroom.

Principal Double Bedroom: Situated at the rear of the property, this good-sized double bedroom has a peaceful leafy outlook and stunning city views. It benefits from a built-in double fitted wardrobe and an en-suite bathroom with a large walk-in shower, wash basin, heated towel & WC.

Bedroom 2: This bright and airy double room enjoys more lovely views across Edinburgh’s New Town.

Family Bathroom: This bathroom features a small skylight, integrated wash basin unit, mounted mirrored vanity unit, bath with overhead shower appliance, heated towel rail & WC.

SITUATION:

5/3 Palmerston Pace is situated on a broad residential street in the heart of Edinburgh West End that is home to the magnificent St Mary’s Cathedral. Situated in the heart of Edinburgh’s West End, the property is well served by local amenities including a Sainsbury’s Local on nearby Shandwick Place a M&S Foodhall in nearby Haymarket Station and a Marks & Spencer and Sainsbury’s superstore in the Craigleith Retail Park, a short drive away.

It is conveniently placed close to both Queensferry Street and William Street that are lined with independent shops, delis, bars and restaurants. It is also just a short walk the city’s main financial district, Princes Street and George Street, the main shopping and entertainment thoroughfares, and many of the UNESCO capital city’s world -class attractions.

The Water of Leith Walkway, a scenic riverside path, is easily accessible and along which you can reach the Modern Art Galleries and Murrayfield Rugby Stadium in one direction and to popular neighbourhood of Stockbridge in the other. The property is also within walking distance of Inverleith Park, a large public park with community tennis courts and a children’s play park, and The Royal Botanic Gardens.

There are plenty of recreational and leisure facilities in the locality with Drumsheugh Baths, a historic Victorian swimming pool, Edinburgh Sports Club, Dean Tennis & Squash Club and The Grange Cricket & Tennis Club all within easy reach.

The property sits in the catchment area for Flora Stevenson’s Primary School and Broughton High School and there are plenty of private schooling options available locally including Fettes College, The Edinburgh Academy, Erskine Stewart’s Melville Schools (ESMS) and St George’s School.

Palmerston Place is conveniently positioned within walking distance of Haymarket Station, where you can board rail services to Scotland and England, and access regular bus and tram services to 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:

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:

EH12 5AF

Outgoings:

Council Tax Band Category: F

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 July 2022 – First Issue.