Accommodation Comprises:

Hallway; living room; dining room; kitchen; family bathroom; principal bedroom with ensuite shower room; double bedroom two; double bedroom three.

External

Communal stair, Single garage to the rear, communal garden grounds.

SITUATION

This factor maintained, peaceful development is situated in Orchard Brae Avenue in the Orchard Brae area of Edinburgh, between Comely Bank and Blackhall, well placed for easy access to the city centre as well as the main shopping and financial district. A quiet residential area a short walk from cosmopolitan Stockbridge, which is renowned for its village atmosphere, weekly farmers’ market, independent shops, artisan cafés, restaurants and bars.

The property is ideally positioned to take advantage of Edinburgh’s numerous art galleries, museums, cinemas and restaurants, being a mere ten minute walk into the city centre and all the cultural attractions on offer there. The area is well served by a large Waitrose as well as the Craigleith Retail Park which offers Sainsbury's, Marks and Spencer amongst other popular shops.

The wide open green spaces of the surrounding area are within close proximity with Corstorphine Hill and Inverleith Park close at hand. Murrayfield Rugby Stadium is also a short walk away.

Some of the city’s best private schools are also within walking distance, including Fettes College, St George’s School for Girls, Stewart's Melville College and The Mary Erskine School with excellent state school provision in the area as well.

The city’s efficient bus network and convenient access to the City Bypass, Scotland’s motorway network and Edinburgh International Airport as well as Haymarket station are all easily accessible from Orchard Brae.

DESCRIPTION:

The property is accessed via a well maintained communal entrance hallway with stairs. 

The front door opens into a light-filled L shaped entrance hallway with an entry phone system, solid pine flooring and two storage cupboards, one housing the water tank. Spacious living room with bay window; solid pine flooring. Kitchen, well-appointed with white wall and base units and dark grey marble effect countertops; various freestanding and integrated appliances include a NEFF dishwasher; gas hob and electric oven. Good size dining room, again with solid wood flooring. Family bathroom with bathtub and over bath shower, partially tiled with white vanity units; Karndean flooring. Principal bedroom suite with dressing area and double mirrored wardrobes; a further set of double mirrored wardrobes and ensuite shower room with shower cubicle; white vanity units and Karndean flooring. Double bedroom 2 with built in double wardrobe; double bedroom 3 also with built in wardrobe.

Externally, there is a single garage allocated to the apartment at ground floor level and communal garden grounds throughout the development.

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:

Mains water, gas and electricity, broadband, telephone (subject to telephone providers’ regulations). 

Postcode: EH4 2HN

Outgoings:

Council Tax Band Category: G

EPC: C

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 May 2022 – First Issue.