SUMMARY OF ACCOMMODATION

Ground Floor

Entrance Vestibule, Entrance Hallway, Sitting Room, Living-Dining-Kitchen, Double Bedroom Five & Access to Basement, Double Bedroom Six & En-Suite Shower Room, WC Room, Two Hall Storage Cupboards, Hall Door Access to Basement

First Floor

Four Double Bedrooms with En-Suite Shower Rooms

Lower Ground Floor

Bathroom, Storage Cupboard, Extensive Basement Storage

Outside Space

Enclosed Front Garden & Entrance Pathway, Enclosed Well-Established West-facing Rear Garden with Tiered Flower Beds, Sun Terrace, Lawn, Mature Trees, Leafy Shrubbery & Floral Planting

Unrestricted Parking on Pilrig Street

ACCOMMODATION:

Situated in the leafy neighbourhood of Pilrig, the handsome Victorian semi-detached property boasts period character and contemporary style with a wonderful south-facing enclosed garden. 

The spacious accommodation is as follows:

 Ground Floor:

• Entrance Hall: A decorative iron gate opens to a stone path that leads up through the front garden to the traditional front door with a window panel above inscribed with Ardmor House. This opens into an entrance vestibule that has an original tiled floor whilst a glass-panelled inner door leads into a welcoming and spacious hallway with a decorative arch and cornicework. In the hall there is a shelved cupboard, an under-stair storage cupboard and stair access to the lower ground level.
• Sitting Room: With a wonderful deep bay window overlooking the front garden, this beautiful high-ceilinged room enjoys plenty of period character with dark wood flooring and a magnificent original fireplace with a richly decorative mantelpiece with marble inset and hearth.
• Living-Dining Room-Kitchen: To the rear of the property, there is a stunning open plan living-dining space that has a stylish contemporary design and dark wood flooring. There is a designated area for a good-sized dining table and chairs as well as a spacious seating area. There is a fireplace with a gas fire and a built-in bookcase with a cupboard below. This room enjoys lots of light from a large window that overlooks the garden as well as from the adjoining light and bright kitchen.
• Kitchen: With several windows framing views of the leafy garden, the design-led fitted kitchen incorporates many integrated brands name appliance including a five-gas hob, extractor fan, Miele dishwasher, NEFF double oven, microwave, US-style Samsung fridge/freezer, an additional fridge and a sink. There is plenty of storage space in the base and upper gloss -grey units. There is back door access from the kitchen to the sun terrace and garden.
• WC Room
• Bedroom Five: Overlooking the private rear garden, this light-filled double bedroom with dark wood flooring boasts both a large window and a similarly sized glazed door that opens onto a sun terrace in the rear garden. There are stairs from this room that lead directly down to the lower ground level.
• Bedroom Six: Overlooking the pretty front garden, the double bedroom has a built-in wardrobe and an en-suite shower room with a shower cubicle, wash basin & WC.

First Floor:

A carpeted staircase with decorative wood balustrade sweeps up to the bright and airy first-floor landing that is bathed in natural light from the large cupola above.

•  Bedroom: 1: This generously sized double bedroom enjoys a peaceful outlook over the rear garden through a bay window. There is a modern en-suite shower room with a skylight, shower cubicle, integrated wash basin unit, heated towel rail & WC.
• Bedroom 2: Enjoying similar leafy garden views, this double bedroom had a double window and an en-suite shower room.
• Bedrooms; 3&4: There are two further good-sized double bedrooms that both enjoy uninterrupted open views across to Pilrig Park. Both rooms have en-suite shower rooms.

Lower Ground Floor:

This floor can be accessed from both the entrance hall and from stairs that lead down from the ground floor bedroom that is cited at the rear of the house.

Bathroom: This tiled modern bathroom comprises a bath, integrated double wash basin unit with storage below, heated towel rail & a WC.

• Basement Storage: This is an extensive storage area which offers endless design possibilities, with the necessary planning approval consents, to be converted into a possible playroom/games room or gym.
• Storage Cupboard

Outside & Communal Space

• Front Garden: A decorative iron gate opens into the private enclosed front garden with a stone path leading up to the front door.
• Rear Garden: The private south facing garden is accessed from the kitchen as well as the rear ground floor bedroom. Directly outside the kitchen, there is a large sun terrace with ample room for al fresco dining. Steps lead down to the garden beside well-planted and tiered floral terraced beds. There is a good-sized and well-maintained enclosed garden with a lawn edged with floral borders and mature trees including an attractive cherry blossom tree.

SITUATION:

74 Pilrig Street is situated between Bonnington Road and bustling Leith Walk and lies just off the eastern fringes of Edinburgh’s historic New Town that forms part of the city’s UNESCO World Heritage site. It is situated directly across the road from Pilrig Park, seven hectares of grassy parkland that is home to Pilrig House, a beautiful A-listed 177h century mansion, the childhood home of author Robert Louis Stevenson’s mother, as well as a children’s play park and football pitches.

The area is well served with local amenities with a Sainsbury’s Local and Scotmid-Coop midway down Leith Walk whilst there is a Tesco superstore at the bottom of Leith Walk. There are a varied choice of restaurants, bars, cafes and shops on Leith Walk.

The property also lies within walking distance of the recently opened St James Quarter, an upmarket mixed-used retail, dining and entertainment complex as well as the vibrant Broughton Street which offers more independent restaurants and bars. Also within easy reach is the historic waterfront of Leith that has a thriving foodie scene including two Michelin-starred restaurants and a weekly food market.

In terms of recreational and leisure offerings, there is a Tribe Yoga and Tribe Cycle on Leith Walk, the Leith Victoria Swim Centre on Junction Place and the Nuffield Health Club & Gym in the Omni Centre on Picardy Place. The Omni Centre also has a multi-screen cineplex and sits adjacent to the Playhouse Theatre that offers a varied entertainment programme. With its commanding hilltop position, Calton Hill is within walking distance of the property as is Holyrood Park, both offering scenic walks. 

The property falls within the catchment area for Broughton Primary School, Drummond Community High School and St Mary’s RC Primary School with several private schooling options available nearby including Fettes College and The Edinburgh Academy. 

The property is well placed for transport links with Waverley Station, offering rail services within Scotland and to England, within walking distance as are the bus and tram services from York Place to Edinburgh International Airport. The extension to the tram network from York Place to Leith via Leith Walk is due to be completed by summer 2022 and will provide fat-track links to the city centre.   The beaches and golf courses of East Lothian are easily accessible via the A1 which connects into the City Bypass 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, telephone (subject to telephone providers’ regulations.)

Postcode: 

EH6 5AS

Outgoings:

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 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.

Prepared March 2022– First Issue