Summary of Accommodation

Ground Floor

 Entrance Vestibule, Reception Hall, Dining Room, Sitting Room, Dining-Kitchen, Larder/Store, Home Office, Bedroom 3, Cloakroom, Pantry x 3, Butler’s Pantry/Utility Room, Boot Room, Coal Store, Laundry, Workshop

First Floor

Drawing Room, Principal Bedroom & Ensuite Bathroom, Two Further Double Bedrooms, Dressing Room/Study, Family Bathroom, WC Room, Linen Cupboard, Maid’s Pantry with Sink

Second Floor

Self-Contained Apartment with Kitchenette, Dining-Sitting Room, Bedroom Five & Six, Shower Room, WC Room. Access to Extensive Attic Storage

Gardener’s Cottage

Entrance Hall, Living-Dining Room, Kitchen, Two Double Bedrooms, Family Bathroom, Storeroom

Outside Space

Front Driveway, Parking Outside the Front of the Property, Designated Car Park Adjacent to Gardener’s Cottage, Double Garage, Two Greenhouses, Wrap Around Grounds with ancient Yew Hedge, Knot Rose Parterre Formal Garden, Woodland with Bluebell Copse, Lawns, Mature Trees, Rhododendrons

DESCRIPTION:

Ground Floor:

·      Entrance Vestibule & Hall: A sweeping driveway leads up to the front door of the property that has a carved red sandstone monogrammed datestone plaque with the architects’ initials above.  Inner glass-panelled double doors open from the entrance vestibule into a grand entrance hall. To the rear of the wood-floored hall is an original period fireplace that is an exact replica of one found in The Palace of Holyroodhouse in Edinburgh. The fireplace that features Dutch Delft tiles has an unusual addition from the architect owner of a winged cherub decorative stone surround. Also, within the hall, there is a Romanesque-styled stone double archway with an Ailsa Craig granite column decorated with carved Aztec-patterned capital.

·      Dining Room: With a magnificent original fireplace with large stone surround, St Petersburg Redwood flooring and several sash windows overlooking the front gardens, this impressive dining room provides the perfect setting for formal entertaining.

·      Sitting Room/Library: Along one wall of this elegant sitting room is a bookcase designed by the architect owner that once resided in his Queen Street office in Edinburgh. Other highlights are the beautiful bay window overlooking the Knot Rose parterre garden and the striking fireplace featuring Rose and Thistle motifs carved into the stone mantel and a bespoke wood- carved frieze above. Currently the fireplace houses a remote control-operated gas fire.

·      Kitchen: Cited to the west side of the house is a large country-style kitchen which enjoys plenty of natural light from triple aspect sash windows. It features several integrated appliances including a four-oven Aga, sink, dishwasher, induction hob, oven and has plenty of room for a large dining room table. 

·      Pantry, Larder & Storerooms: There are ample storage solutions in the cluster of rooms that comprise several pantries, larder, a coal store and Butler’s Pantry/utility room that line the inner corridor that connects the kitchen to the main body of the house.

·      Home Office: This useful home office/study has an original fireplace and a shelved Edinburgh Press.

·      Bedroom 3: Originally designed as the Smoking Room, it is currently used as a bright and airy double bedroom with dual aspect views of the gardens.

·      Cloakroom: Located off the hallway, this room features a heritage washbasin and a WC with high-level vintage cistern.

·      Workshop & Boot Room: Next to the back door of the house there is a useful boot room, laundry, workshop & WC room. There is also back stair access to the upper floors.

First Floor:

·      Staircase: From the hall, the original metal staircase with traditional balustrade showcasing a thistle and the architects’ initials sweeps up past two large sash and case windows to the first-floor landing.

·      Drawing Room This magnificent barrel-vaulted wood-panelled drawing room spans the entire width of the house and is a truly wonderful entertaining space. With an original Medieval-style fireplace with Delft tiling, stone surround and wood mantel that houses a wood burning stove, the grand room has in the past hosted ceilidh parties taking advantage of its wood sprung floor for dancing. It benefits from a quadruple aspect outlook with beautiful views across the Knot Rose parterre garden from a charming bay window as well as far-reaching views to the Forth Bridges from another.

·      Principal Bedroom: Bathed in natural light from several sash windows, this generously sized bedroom benefits from a beautiful original fireplace and an en-suite modern tiled bathroom with a large walk-in shower, pedestal wash basin and WC.

·      Bedrooms Two & Three: There are two good-sized double bedrooms with the larger of the two boasting an attractive original fireplace with Delft tiles and an embellished decorative white mantel. This light-filled bedroom sits adjacent to a versatile-use room that could be incorporated, subject to the necessary planning consents, either as an en-suite bathroom or dressing room.

·      Family Bathroom: Comprising a bath with a hand-held shower appliance above, pedestal wash basin and heated towel rail. Next door is a separate WC room.

·      Linen Cupboard

·      Maid’s Pantry: Storeroom with wash basin.

Second Floor:

·      Self-Contained Apartment: Access to this floor, once the servants living quarters, is via the original servants’ back staircase that connects the kitchen area to the top floor of the house. This recently renovated floor can be accessed by the back door so it can be used as a self-contained apartment either by guests, staff or to provide a rental income. There are two good sized double bedrooms, a well-equipped kitchenette, a dining-sitting room, modern shower room. And separate WC room. There is also door access to extensive attic storage.

Gardener’s Cottage:

·      Hidden discreetly behind high hedges in a corner of the grounds is a charming two-bedroomed cottage with its own small garden. The property is currently used for short term rental but could also work perfectly for elderly relatives as the accommodation is on one level.

OUTSIDE SPACE:



The property is approached by a sweeping driveway with ample parking available both in front of the house as well as in the designated parking area that is located beside a double garage and the Gardener’s Cottage. The house is surrounded by a wrap-around, well-established garden that features wonderful mix of lawn, mature trees including oak, azalea and camellia, a Knot Rose parterre garden sheltered by an ancient Yew hedge and a secret woodland with mature trees and a bluebell copse. Beautifully maintained, the extensive grounds also feature well-planted floral beds, herbaceous borders, a lilac hedge, several lawns and a wide variety of rhododendron species.

SITUATION:

Northfield sits on the edge of Balerno, a picturesque conservation village and a much sought-after residential address. It is located around seven miles southwest of Edinburgh city centre and near to the City Bypass providing easy access to Edinburgh International Airport and Scotland’s central motorway network. The situation offers a wonderful combination of countryside living with easy access to all the cosmopolitan delights of the city centre.

Balerno provides a wide range of local amenities including a library, a dentist, gastro pubs and there are two Scotmid Coo-op supermarkets in the heart of Balerno village. The highly rated Flotterstone Inn is a scenic four-mile walk away. In terms of larger supermarkets, the nearby Gyle Shopping Centre and Hermiston Gate retail parks providing a wide range of high street stores including a M&S superstore and a Tesco.

There are plenty of excellent recreational and leisure facilities in the locality with access to The Pentland Hills Regional Park and Malleny Garden, a National Trust Property, close by. The Water of Leith Walkway is easily accessible and runs for 12-miles from Balerno to Leith and provides both walking and cycling links to the city centre. The popular Currie Rugby Club is located in Balerno, whilst the dry ski slopes at Midlothian Ski Centre and Kingsknowe and Baberton Golf Clubs are within a short drive.

The property sits within the school catchment area for the Balerno High School and Dean Park Primary School. There are plenty of private schools available locally including Merchiston College, George Watson’s College (a school bus stops on the road outside the property) and George Heriots College.

There are regular bus services from Balerno into the city centre whilst Curriehill Station is less than two miles away. The City Bypass provides easy access to Edinburgh International Airport, Edinburgh Business Park, Heriot Watt University and Research Park and the RBS HQ at Gogar.

General Remarks & Information:

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 heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).

Outgoings

Council Tax Band: H

EPC Rating: D

Postcode

EH14 7BW

Tenure

Freehold

Viewings

Viewing is strictly by appointment through Rettie & Co. 11 Wemyss Place, Edinburgh, EH3 6DH. Tel: 0131 220 4160.

Offers

Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. & Rettie LLP’s. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.

Internet Website

This property and other properties offered by Rettie & Co. & Rettie LLP’s. can be viewed on our website at www.rettie.co.uk as well as Rightmove, On The Market and The London Office.

Servitude Rights, Burdens & Wayleaves

The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.

Important Notice

Rettie, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. All Rettie floorplans are drawn to RICS standard. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. & Rettie LLP’s have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.
3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.

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. Rettie use electronic verification, if this is not possible original documents are acceptable.

Misrepresentations  

1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co. or Rettie LLP’s, 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 they have not entered into contract in reliance on the said statements, that they are satisfied themselves 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 misstatement 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 2024 - Second Issue.