Summary of Accommodation

Ground Floor

Entrance Hall, Sitting Room, Principal Bedroom, Utility/Bathroom, Shower Room, Double Bedroom 2, Access to Loft Storage & Under Floor Storage

Garden Level

Open Plan Dining-Kitchen-Living Room, Garden Door Access, Under Stair Cloakroom Cupboard

First Floor

Two Further Double Bedrooms

Outside Space

Hedge-Enclosed Front Garden, Private Road access to Property with Parking for Several Vehicles, Space for Possible Garage & Sun Terrace in Garden to Rear and Side of Property, Unrestricted Parking available on the Johnsburn Road

ACCOMMODATION:

The enchanting property is set back from the peaceful road in a wonderful woodland setting next to Johnsburn Burn on the edge of Balerno. Entry is via a wooden gate with a pathway leading to the front door of the charming white stone cottage that features attractive crow-stepped gabling and rose-trellised walls. 

The front door opens into a welcoming hallway with two rooms on either side both featuring stained dark-wood flooring. On the right-hand side, there is an attractive sitting room which is bathed in natural light from the large bay window overlooking the front garden. The focus of the room is the ESSE log-burning stove that is set in the original fireplace and has a wood -beamed mantel and slate hearth. There is also a shelved Edinburgh Press.

The principal bedroom boasts a vintage-chic decor with walls painted in Farrow & Ball Oval Room blue. There is a double sash window overlooking the front garden and an Edinburgh Press. A door opens directly into a currently unfinished room that was the original kitchen. The current owners had planned to transform this into an-en-suite bathroom housing the newly installed Worcester combi boiler. It offers the buyers a blank canvas to either create a bathroom, a gym or a home office. It also has door access with steps that leads down to the driveway at the side of the house. 

At the end of the entrance hall, the stylish bathroom features Farrow & Ball Stiffkey Blue tongue and groove panelling, geometric floor tiling, an integrated wash basin with cupboard below, walk-in shower, heated towel & WC. Next door is a delightfully furnished pink-hued girls’ bedroom that has a cute original fireplace and a sash window. There are stairs that lead up to two more good-sized double bedrooms on the first floor. Both have immaculately presented Beechwood wool carpets with sash windows and leafy views. Stairs lead down to the kitchen-dining-living space on the garden level that has been creatively designed from the former garage. 

This truly stunning contemporary space provides a real visual statement as well as wonderful place to relax, dine and entertain. The dining area sits in the ‘Orangery’ extension designed by Mozolowski & Murray and enjoys French doors that open out to the garden. The Tom Howley-designed kitchen has large central island with a Caesarstone quartz countertop, bespoke storage drawers on one side and a breakfast counter that can accommodate up to four diners on the other.

The well-appointed kitchen features many high specification appliances includes a classic ESSE range electric cooker, double Kohler sink, Kenwood fridge/freezer, NEFF dishwasher, new NEFF washing machine, base and upper storage units and a bespoke larder cupboard. One corner of the room is dedicated to a cosy seating area with a blush-pink sofa that faces a mounted plasma TV. The stunning room with white tongue-and-groove panelling enjoys plenty of light from several sash and case windows on either side room and features Strathearn stone -tiled floor. There is a useful under stair cloakroom cupboard.

OUTSIDE SPACE:

Externally, there is a small front garden laid to lawn and edged by a beech hedge providing privacy. There is a driveway accessed off a private lane to the left side of the property which provides parking for several vehicles and a grassed area. There is French door access from here directly into the kitchen.

SITUATION:

60 Johnsburn Road is situated in the thriving suburb of Balerno less than eight miles west of Edinburgh city centre and located close to the City Bypass and Curriehill Station. It offers a wonderful combination of rural living and easy access to all the cultural and cosmopolitan delights of the city centre.

Balerno provides a wide range of local amenities including doctor and dentist surgeries, a library, a bank, gastro pubs and there is a Scotmid Coo-op 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 has a M&S Superstore as well as many other high street stores.

There are plenty of excellent recreational and leisure facilities in the locality with the Pentland Hills Regional Park and Malleny Garden, a National Trust Property, just a short drive away. The Water of Leith Walkway is easily accessible and runs for 12-miles from Balerno to Leith. The popular Currie Rugby Club is located in Balerno, whilst the dry ski slopes at Midlothian Ski Centre and the golf courses at Kingsknowe and Baberton are close by.

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 and George Heriots College.

There are regular bus services from Balerno into the city centre whilst Curriehill Station is less than two miles away. Edinburgh Business Park, Heriot Watt University and Research Park, RBS HQ at Gogar are all within easy reach as is the City Bypass that provides links into Edinburgh International Airport and Central Scotland’s motorway network.

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 (Sky), telephone (Sky)  - subject to telephone providers’ regulations.)

Postcode:

EH4 7BD

Outgoings:

Council Tax Band Category:  G

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 January 2022– First Issue.