Accommodation

Ground Floor

Entrance Porch, Hall, Drawing Room, Conservatory, Dining Room, Sitting Room, Pool Room, Kitchen /Dining Room, Utility Room, Cloakroom, back cloakroom

First Floor

6 double bedrooms, two bathrooms (one ensuite)

Study. Two Hall cupboards

Outdoor Space

Garage

Accessed from utility area in the house and from outside. Electric door

Garden Office /Studio

Front and rear gardens extending to around 3 acres

Oil central heating, supplemented by a solar water heating system

DESCRIPTION

There is a baronial feel to the attractive stone porch with original flagstones which welcomes you to this home; continuing through a large timber door is a classic and spacious solid timber floored square hall with rooms leading off.

Drawing Room

The classically proportioned drawing room with bay window and astragal panes has views over the rear garden and driveway. A fireplace with open fire gives a focal point and an additional window, a different vista. A glass door leads to the conservatory. This has a solid roof and windows on two sides with exposed white harled stone on the back wall. A cosy, sunny room taking full advantage of the panoramic views to the south. Flagstone floor.

Dining Room

Directly to the left from the hall is the formal dining room with views to the front of the house and direct access to kitchen. Two large twelve pane astragal windows make it light and welcoming with the solid timber floor giving formality.

Kitchen/Dining Room

Adjacent is the spacious kitchen/dining room with slate floor, central island and windows to the east. The island doubles up as a breakfast bar and houses the induction hob (Neff). It has ample pan drawers and cupboards beneath. The sink and worktops to the side sit by the window and on the opposite side is a further worktop and double combi wall mounted oven and microwave (Neff). The units are in glossy cream and complemented with wood cupboards. Integrated dishwasher and bins under work counter.

Walk in larder/pantry with window to east.

A recessed area to one side of the kitchen has an attractive wood burner.

Opening as well as door to dining room.

Outside door to deck and east side of house.

Utility Room /Cloakroom/Back door

A passage from kitchen leads to a utility room with extra sink, worktop, washing machine and dryer. There is a further deep storage cupboard off a cloakroom by the backdoor and a second staircase leading upstairs.

Sitting Room and Pool Room

From the hall and to the south of the house is a cosy sitting room taking in the same splendid views. Adjacent to that is another bright room with windows to south and east, currently used as a Pool room but flexible. Both are well proportioned.

Understairs Cupboards

Two understairs cupboards providing extra storage.

Cloakroom and WC

A glazed door leads to a cloakroom with plenty of space for coats and shoes. Adjacent is a large WC with freestanding handbasin and an eight panelled window to the east. Solid Timber floor.

A solid staircase with stair runner and original white balustrade leads upstairs to the bedrooms.

First Floor 

Principal Bedroom /dressing room and ensuite shower room

With a wholly open view to the countryside is the principal bedroom. Same triple bay aspect window as drawing room; the elevation giving an even more impressive vista. Slightly coombed ceiling but in no way impeding headroom.

The ensuite bathroom has a large walk-in shower with glass surround as well as contemporary Duravit fittings. Handbasin is integrated into vanity unit with useful drawers and cupboards. Chrome heated towel rail. 

The dressing room, off the bedroom has ample hanging and shelf space and has separate door to the landing.

Bedroom two

Double Bedroom Two is spacious and its sixteen-pane window and glass door makes it light and bright. Eaves storage, double fitted wardrobes and oak flooring. There is a balcony off the bedroom drinking in the views to south.

Bedroom three

Double bedroom facing west. Two double sets of wardrobes extending the length of the room providing a light and bright ambience.

Bedroom Four

Double bedroom to the west. Slightly coombed but not impeding headroom. Double bank of windows.

Bedroom Five

Double bedroom with double set of windows. Slightly coombed. Stripped timber floor.

Bedroom Six

Double bedroom, facing east currently used as sitting space.

Study

Small study with window.

Family Bathroom

Large walk-in shower with tiled surround complementing the slate floor. Contemporary free-standing bath, handbasin and WC (white). Double set of windows to east and views to Pentlands. Chrome heated towel rail and underfloor heating. 

A second staircase leads down to the back door and utility area

Outside Space

Garden Room/Home office /Granny flat

The current owners have renovated an existing building and created a really attractive and contemporary home office/granny flat. With a glazed door, large glass panels and excellent insulation it offers a useful and flexible space. With plumbing for a shower/WC a range of alternate purposes is available. Paved patio outside

The property lies on a three-acre plot comprising a large gravel area to the front of the house as well as an area laid to lawn.

There is a terraced garden to the rear extending the width of the house and down to a meadow and paddock and stretching down to the Water of Leith. Garden surrounds the property on all sides. Woodshed and oil storage shed

Front Garden

The two driveways leading to the house from different directions are both flanked by trees and give an impressive and imposing approach to the property which lies with the grounds all around it. At the front, the expansive gravelled area with parking for numerous cars as well as a substantial lawn to the side sets the handsome house off beautifully.

Rear Garden

The grounds for this property are a huge wow factor and extend to three acres with open views of nature and beyond to the Pentland Hills.

There is a top terrace accessed from the conservatory and from there a rockery extends down onto a second terrace. The garden essentially slopes away and down from the house which sits high by contrast and with uninterrupted views. Mature trees and lawn dominate the area with a meadow and paddock at the bottom where the grounds meet the Water of Leith. The trees give privacy and shelter.

SITUATION

Lanark Road West lies approximately 5 miles to the south-west of Edinburgh City Centre, within easy reach of the city’s business, financial and shopping districts.

The home/house is in the village of Balerno, which has cafes, shops and pubs.

The area is well served by Sainsbury’s and Tesco [Hermiston Gait] supermarkets and a selection of independent shops and cafés in nearby Currie and Juniper Green, whilst the Gyle shopping centre is a short drive away and offers a wide variety of high street shops as well as Morrisons and Marks & Spencer supermarkets.

Balerno also enjoys easy access. Edinburgh’s International Airport can be reached in 17 minutes. There are frequent and efficient bus services, the Edinburgh City Bypass is 10 minutes away and from nearby Curriehill railway station to Waverley station takes 15 minutes.

Balerno is renowned for its proximity to popular open spaces such as the Pentland Hills Regional Park; the Water of Leith walkway and Glencorse Reservoir which offer scenic walks, trail running, cycling, horse riding and fishing. There are a number of other recreational facilities close by including Currie Rugby Club; Spylaw Park; the Dalmahoy Golf & Country Club; Baberton Golf Club; Edinburgh Indoor Climbing Arena and the Midlothian Snowsports Centre at Hillend. There are also a number of outstanding schools in the area, including Dean Park Primary, Balerno High School, Currie Primary, and Currie Community High School in the state sector, and George Watson’s College and Merchiston Castle School in the private sector.

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:

Oil central heating, mains water and electricity.

Services don’t include drainage. There is a septic tank which is registered with SEPA. It was replaced in 2019 and sits on the land of the property

Postcode:

EH14 7BL

Outgoings:

Council Tax Band Category: H

EPC:

F

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 September 2022 – First Issue.