Summary of Accommodation:

Entrance Vestibule, Hall, Drawing Room, Kitchen / Dining / Family Room, Utility Room, WC, Two bathrooms, 5/6 Bedrooms 



DESCRIPTION:

Front garden area:

The property is set back from the road with gates leading into the front garden with monoblock driveway and parking space for two cars, a section of lawn and various species of shrubs; a garden shed with gated side lane leading to a side entrance. 

Ground Floor:

A gravel and paved pathway leads to an elegant entrance with front door which opens into a bright and welcoming vestibule and hallway with original wood features and a decorative tiled floor. A spacious and light-filled front facing drawing room with expansive bay window; polished wood flooring; Edinburgh press; ornate cornice work and original fireplace (with working gas fire basket). Understairs storage. Further storage cupboard. W.C. Beautifully light kitchen/dining/living space with French doors leading into the garden and lovely garden views from a further sash and case window; this family space is zoned to make the most of the large area with plenty of room to dine, relax and cook; the kitchen is well appointed with pine wall and base units and marble countertops; various integrated appliances including gas hob and electric oven and a dishwasher; Belfast sink; tiled flooring; ample dining space and a wood floored sitting area which also has an original cast iron fireplace. A section of hallway leads into a spacious utility room with rear garden views and access; plumbed for washing machine and tumble dryer; linoleum tile flooring; beech wood effect wall and base units, Belfast sink and a pulley.

Full Planning Consent has been granted (Application No: 21/03276/FUL) to make changes to the rear elevation which would make this area even more spectacular - further information is available on request.

First Floor:

Carpeted staircase with original balustrade and polished bannister leads to this floor. A roof cupola/skylight pours plenty of natural light into the space. Principal bedroom with similar footprint to drawing room; expansive bay window with front garden views; polished wood flooring, ornate cornice work, marble fireplace with decorative tiled insert (not in use). Small double bedroom currently in use as a study; polished wood flooring and front facing views. Two further good size double bedrooms with rear garden views. Family shower room with shower cubicle; tiled throughout; heated towel rail; vanity unit.

Second Floor:

Carpeted staircase with similar original balustrade and bannister leads up to this level. Two good size double bedrooms with elevated views of the surrounding area. Family bathroom with deep bathtub; tiled throughout; heated towel rail; velux window. Recessed area.

Rear Garden:

Delightful, well-maintained rear garden with a section of astroturf lawn; borders well stocked with mature plants and trees, a large outdoor dining terrace and a smaller terrace with seating area.

SITUATION:

Spence Street is located in Newington, a vibrant residential area two miles south of the city centre within easy reach of Edinburgh city centre’s financial, business and shopping districts with the East End of Princes Street a mere twenty minutes walk away. It is well served by supermarkets with a large Sainsbury’s in the nearby Cameron Toll Shopping Centre, as well as a Sainsbury’s Local and Tesco Express a short walk away on Causewayside, a bustling street lined with independent retailers, antique stores, cafes and pubs. The lively areas of Morningside, Bruntsfield and Marchmont are also within easy reach.

Newington offers a superb range of sport, leisure and recreational activities with the Royal Commonwealth Pool and Leisure Club on the doorstep. Also in close proximity are several golf courses including Prestonfield Golf Club with the spectacular 640 acre Royal Holyrood Park behind. The setting gives the feeling of a peaceful haven on the edge of the city centre. The Festival Theatre and Queen’s Hall are within walking distance as are the National Museum of Scotland and Edinburgh Castle.

Spence Street is also conveniently located for access to Edinburgh University campuses, Edinburgh Napier University and Edinburgh Royal Infirmary. It is well-served by the city’s efficient bus networks, the city by-pass, Edinburgh International Airport and central Scotland’s motorways (M8, M9, M90 and the Queensferry Crossing).

There is excellent state school provision in the area, with private options including George Heriots, George Watson’s College and Merchiston Castle School.

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: EH16 5AG

Outgoings:

Council Tax Band Category: H

EPC: E

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 June 2022 – First Issue.