Accommodation

Ground Floor

Entrance vestibule, main hallway, kitchen, utility room, drawing Room, W.C, rear entrance vestibule, bathroom, kitchen/living/dining room

First Floor

Principal bedroom with ensuite shower room, two further double bedrooms both with ensuites; further double bedroom and single bedroom

Outside Space

Mature, wraparound gardens with paved pathways, gravelled areas, well stocked with mature trees and shrubs, greenhouse, sunken walled barbeque area. Private driveway with space for two cars, leading to a large garage

DESCRIPTION:

Ground Floor:

The property is accessed via steps leading to a paved pathway to double front doors which open into a turreted entrance vestibule with hanging space and a tiled floor. The inner door is partially glazed and leads into the spacious hallway with a spectacular staircase, original fireplace, cornice work and archway. The kitchen has double sash and case windows and faces towards the rear of the house; well appointed with appliances, bespoke beech wood wall and base units and a central island, all with black granite worktops. Utility room, well appointed with appliances, plumbed for a washing machine and tumble dryer, has cream gloss wall and base units. Lovely, large drawing room with expansive bay window and fantastic views of surrounding cityscape, original fireplace and mantel with a log burning stove; Edinburgh press. Under stairs W.C. 

Further section of hallway leading to a rear entrance vestibule with door into garden. Family bathroom with bath and over bath shower. Kitchen, living/dining room. This area offers privacy from the main house if required.

First Floor:

Elegant carved and painted original staircase leads up to a galleried landing, past two double windows with spectacular views. Principal bedroom, front facing, again with stunning views from dual aspect windows as well as from the two turrets which also form storage space; ensuite shower room with contemporary glass shower cubicle and electric shower. Further double bedroom, facing the rear of the property with dressing room area and ensuite shower room. Further double bedroom, facing to the front of the property, with a wall of mirrored, fitted wardrobes. Ensuite bathroom with bathtub and over bath shower, heated towel rail.

(Backstairs) First Floor

Stairs lead up to a good size double bedroom with mirrored, fitted wardrobes and views of peaceful neighbouring properties. A single bedroom with garden views.

SITUATION

Wester Coates Road is located about 2 miles west of Princes Street in the Wester Coates district of the city between the West End and Murrayfield. Convenient for all the amenities of the city centre, with good local shopping close by in Roseburn where there is also a choice of independent coffee shops and restaurants. 

Haymarket rail station is a ten minute walk away, with frequent connections to Glasgow. There is an extensive cycleway nearby and pleasant riverside walks along the Water of Leith connecting to the Galleries of Modern Art. The main financial district of the city is also within walking distance. There is convenient road access westwards to Edinburgh Park, the city bypass and Edinburgh Airport as well as north to the Queensferry Crossing and Fife. Murrayfield stadium is a five minute walk away.

There is excellent state school provision in the area as well as proximity to private schools such as St George’s School for Girls and Fettes College.

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:

EH12 5LU

Outgoings:

Council Tax Band Category: H

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.