Summary of Accommodation

Ground Floor

Entrance Hall, Sitting Room, Dining-Kitchen & Front Garden Access, Sunroom, Playroom & Front Garden Access, Bedroom 5 with En-Suite Shower Room, Bedroom 6/Home Office, Utility Room, Hall WC, Boot Room, Boiler Room & Back Door Entrance

First Floor

Principal Bedroom with En-suite Dressing Area & Bathroom, Three Further Bedrooms, Shower Room, Family Bathroom, Landing Linen Cupboard & Open Fitted Storage Area

Outside Space & ‘Lochside Tavern’

Front Automated Entrance Gate & Separate Pedestrian Gate from Old Church Lane, Extensive Front Garden with a Lawn, Sun Terrace, Mature Trees & Floral Borders, Side Path links Front to Back of the House, Large Garage to Rear of House, Pedestrian Entrance from The Causeway

DESCRIPTION:

The handsome dove-grey stone-built house features beautifully decorated interiors with a wonderful mix of original period features and contemporary furnishings, fixtures and fittings. The well-presented accommodation is as follows:

Ground Floor:

Entrance Hall: The front door opens into a grand entrance hall, with newly laid French limestone floor tiles, that accesses the sitting room and dining-kitchen at the front of the house. Just inside the entrance there is a WC room with heritage-style sanitaryware whilst a traditional stone staircase with mahogany handrail and cast-iron balustrade ascends from the hall to the first-floor bedrooms.

Sitting Room: This is a beautiful, elegant room with a lovely garden outlook through two sash windows with working shutters. The room features intricate cornice work and a wood-burning stove. There is a useful Edinburgh Press in the corner of the room currently used as a shelved drinks cupboard.

Dining-Kitchen: This spectacular open plan kitchen-dining-entertaining space has a contemporary look and works perfectly for modern family life. The room also features a magnificent original working fireplace with elaborate carved plasterwork. The newly installed bespoke Countryside Kitchen features an impressive new electric AGA and NEFF integrated appliances including a dishwasher, fridge and full-length freezer. There is a large central island with a marble countertop and a breakfast bar that can accommodate three bar stools. Black wood-fronted larder-style units, drawers and cabinets provide plenty of storage solutions. The dining table is positioned to take advantage of the stunning garden and Arthurs Seat/Holyrood Park views through the three bow windows. This is a wonderful space for social dining with French doors that open directly out to the sun terrace.

Utility Room: Set off the kitchen is a well-equipped utility room that has plenty of room to house a washing machine, tumble dryer, additional fridge, storage shelving and a wooden clothes pulley.

Sunroom: Accessed from the kitchen, this is a delightful sunroom with seating area with a door that opens out to a small internal courtyard. 

Family Room/Playroom: Entered via the sunroom, this versatile room is currently used as a children playroom but could easily be used as an additional sitting room and benefits from French doors that open out to the sun terrace at the front of the house.

Bedroom 6/Home Office: This flexible-use room is currently used as home office but could easily be used as a children’s playroom or as an additional bedroom.

Bedroom 5: Positioned at the rear of the house, this spacious double bedroom works perfectly as a guest room and has an en-suite bathroom.

Boot Room: With dark navy walls, this useful boot room has direct access to the rear of the house through a back door. This room also features a large storage cupboard and has open access to a boiler room that provides additional storage.

First Floor:

Principal Bedroom: With spectacular unobstructed vistas across the wonderful front garden to Arthurs Seat and Holyrood Park, this room is truly a room with a view. With light streaming in through three bow windows, this spacious double bedroom has a bright and airy feel. It benefits from having a dedicated en-suite dressing room area and a large en-suite bathroom with a bathtub, integrated dual wash basin unit with drawer storage below, a window with louvred shutters, heated towel rail, WC and under floor heating.

Bedroom Two: Another generously sized double bedroom with similar stunning views across to Holyrood Park through two sash and case windows. This light-filled room also has an integrated wash basin unit.

Shower Room: This stylish modern bathroom has a walk-in shower, heritage-style wash basin unit, heated towel rail & WC.

Bedroom 3 & 4: Two further good-sized bedrooms with one overlooking the front of the house and the other the rear.

Family Bathroom: This lovely bathroom features stylish matt blue tiles with a white star pattern, an integrated heritage-style wash basin unit with cupboard below, heated towel rail, WC and under floor heating.

Outside Space & ‘Lochside Tavern’:

Externally, the property is accessed by car by way of an automated entrance gate on Old Church Lane situated at the entrance of the village coming from Holyrood Park. There is a separate pedestrian gate, and a gravelled area provides parking space for at least four cars.

Situated just within the entrance is the charming ’Lochside Tavern’ which is a two-storey building with potential to transform into additional accommodation or living space. Previous owners were granted planning permission in 2007 to transform the former tavern into a large three-bedroom house with a substantial modern extension. The planning application is still current.

The front of the house is predominantly laid to lawn with well-planted borders that include rhodendron bushes and some wonderful mature trees including cherry blossom, apple blossom and magnolias. In front of the house there is a large sun terrace and a BBQ area, ideal for al fresco dining and entertaining. There is a side path that passes through a pretty stone archway from the front to the back of the house where there are two pedestrian gates and a large single garage that are all accessed from The Causeway.

PLANNING PERMISSION:

Planning permission has been granted for the removal of the existing garage, the erection of a side extension and the widening of the existing vehicular access. Planning Application 21/03310/FUL.

SITUATION:

Designated as an Outstanding Conservation Area in 1975, Duddingston village is a charming historic village with a picturesque countryside setting that lies within walking distance of Edinburgh’s historic Old Town and city centre and is nestled at the foot of Arthurs Seat in the royal Holyrood Park.

The village is famed for its quaint streets, beautiful 19th century stone houses, historic 12th century Kirk and the recently refurbished Sheep’s Heid Inn, reputed to be the site of Scotland’s oldest pub that today offers a modern bistro menu and an atmospheric skittles alley.

The village has an active and thriving community spirit with volunteers running and maintaining the 30-acre Duddingston Community land comprising an apple and pear orchard, vegetable garden with the produce grown available to residents and woodland which leads to a wonderful children’s playground. The village is also home to Dr Neil’s Garden, a renowned lochside botanical garden that appears in television garden programmes and is part of the Duddingston Loch Nature Reserve.

With its coveted position on the edge of Holyrood Park, this Royal Park offers 650 acres of open green parkland criss crossed with walking trails and crowned by Arthur’s Seat, the iconic volcanic outcrop. The Palace of Holyrood, the Royal Mile and the Meadows are all within walking distance of the property.

In terms of recreational and leisure facilities, the property is within easy walking distance of the Commonwealth Swimming Pool & Leisure Centre, Prestonfield House Hotel and Golf Course, Duddingston Golf Course and Waverley Lawn Tennis, Squash & Sports Club. Portobello, a delightful seaside suburb with a popular sandy beach and a seafront promenade lined with cafes, is just a five-minute drive away. East Lothian, with its popular seaside town of North Berwick and array of wonderful beaches, is within easy reach.

The property lies close to many private schooling options including George Heriot’s School, Loretto School and George Watson’s College whilst Fettes College, The Edinburgh Academy, St George’s School and Merchiston College are also within easy reach. It is also situated close to Edinburgh University and The Edinburgh Royal Infirmary.

It is well placed for the City By-pass allowing convenient access to Edinburgh International Airport, Edinburgh Business Park and connections to all the main routes across Scotland with the M8 to Glasgow, the M90 motorway to the north and the A1 and A68 to East Lothian & The Borders respectively.

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

Postcode:

EH15 3PZ

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.

Particular Prepared July 2022 – First Issue.