Accommodation:

Ground Floor

Entrance Hall, Hallway, Family room, Drawing Room/Dining Room, Kitchen, Utility Room, Bedroom 5 (study) understairs cupboard. Cloakroom.

First Floor

Four double bedrooms, (Principal bedroom ensuite) Linen Cupboard, store cupboard, Family bathroom.

Outside Space

Extensive mature landscaped grounds surrounding the house. 2 x patios in front and rear gardens. Summer House, extensive quality block paving forming driveway, Garage.

Description:

Entrance to the property is via wrought iron gates to either side of the property, one with a long driveway leading to a garage at the end, the other has a pedestrian path side leading to the front door, at the side of the house.

The front door and vestibule lead to the bright inner reception hall with Canadian maple flooring and a Neville Johnson solid timber staircase giving a high quality and clean feel. There is an understairs storage cupboard, walk in cloakroom and a separate guest W.C.

Sitting /Dining Room

Double doors lead off the hall into a bright and spacious L-shaped sitting room which has a huge south facing bay window as well as glazed patio doors leading out to the charming south facing front garden with its curved lawn and laurel hedges for privacy. The room has an integral dining area but could be used solely as a sitting room if desired.

Family Room

A glazed door leads to a well-proportioned light room currently used as a family room, with a shelved storage cupboard and a southerly aspect again overlooking the front garden.

Kitchen/Breakfast Room

Adjacent is a large, well-appointed kitchen breakfast room with windows to the west, a generous range of wall and floor-based kitchen cabinets with ample Silestone work surfaces, an integrated double oven, grill, 5 ring gas hob and extractor hood, separate microwave, dishwasher. There is ample room for dining. A side door leads out to the garage and a separate utility room just beyond the kitchen, housing the washing machine, tumble dryer, fridge, freezer, clothes pulley, additional integrated stainless steel sink and draining board, wall mounted gas fired Worcester central heating boiler. Completing the ground floor accommodation is a comfortable light study (or Bedroom 5) with a glazed door leading out to the back garden.

First Floor

After ascending the solid timber staircase, there is a bright and welcoming landing area with an access hatch to a partly floored attic, (for possible conversion) store cupboard and a linen cupboard.

Principal Bedroom and ensuite bathroom

This is an excellent, spacious south facing principal bedroom with a generous range of built in wardrobes with shelving and hanging space, its own large tiled luxury and contemporary ensuite bathroom, separate shower unit with flexible hand held/ fixed chrome appliance, his n hers wash hand basins, chrome heated towel rail and a large airing cupboard. A secondary door from the ensuite leads out onto the landing.

Bedrooms Two, Three and Four

There is a guest double bedroom with access to a south facing traditional stone balustraded balcony, 2 further double bedrooms and a fully tiled family shower room with a window overlooking the back garden. All rooms are generous, bright, carpeted with neutral décor.

Family Shower Room

Excellent family shower room with views to Fife. Walk in shower with glass screen; handheld/flexible chrome attachment. Contemporary bowl hand basin in integrated washstand with contemporary lit mirror above and chrome heated towel rail. Quality neutral tiling on walls and floor.

Garden

The substantial gardens have been professionally landscaped but also nurtured by previous owners creating a garden of horticultural interest as well as being beautifully designed and maintained. They are a huge asset to the property, creating a beautiful environ as well as a great variety of plants, flowers, mature trees and shrubs for all year-round interest. Paved paths meander around the rear garden which is partly laid to lawn with herbaceous borders, an attractive Summerhouse (with light and power) as well as a large patio area of Indian Sandstone. The front garden is just as attractive with curved box hedges bordering the lawn and low stone walls separating the lawn from the driveway and main path to the house. The front garden also has a south facing patio with ample space for recliners and table. There is a water point and an external power point.

A driveway with parking for up to 4 cars leads to a detached tandem garage with light and power and up and over door. In addition, there is unrestricted on street parking.

Situation

Cramond is a peaceful and highly sought-after residential area surrounded by open countryside and only a few miles from the city centre. There are excellent local shopping facilities available on Whitehouse Road and at nearby Davidson’s Mains, larger retail stores can be found a short drive away at Craigleith Retail Park, the Gyle Shopping Centre and Hermiston Gait. There is a wide variety of leisure facilities including walks along the River Almond to the village of Cramond and the Cramond Beach promenade which is home to the highly popular Boardwalk Beach Club. For golf enthusiasts there are several excellent clubs within easy reach including The Royal Burgess, Bruntsfield and Silverknowes. The area has excellent bus routes into the city centre, the city bypass and M8 are within proximity giving access to Edinburgh’s International Airport, the Queensferry Crossing and central motorway network. There are many schools in both the public and private sector within easy reach with Cargilfied School located across the road.

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, drainage, gas and electricity.

Postcode:

EH4 6LS

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 March 2022 – First Issue.