Summary of Accommodation:

First Floor:

Entrance Hallway, Open Plan Kitchen-Dining-Living Room with access to Patio with Dining and Seating Area, Principal bedroom with En-Suite Bathroom with Shower Cubicle, Wash Basin, Towel Rail & WC. Second Bedroom, Bathroom with Walk-In Shower, Wash Basin, Towel Rail & WC, Three Large Hallways Storage Cupboards.

Secure Entryphone System, Gas Central Heating, Double Glazing, New Boiler (2021.)

Outdoor Space:

Designated Private Single Garage, Resident & Visitor Off Street Parking, Extensive & Mature Landscaped Grounds.

ACCOMMODATION:

A path leads through the landscaped gardens from the car park to the flat which is accessed by the way of a ground floor entrance that opens into a well-maintained communal hallway. A small flight of stairs leads up to the raised ground floor entrance.

A spacious and welcome entrance hallway features maple wood flooring, two large walk-in storage cupboards and one built-in wardrobe with sliding doors. The hallway opens to reveal a partial open plan living, dining and entertaining space which is flexible and relaxed for modern-day living. The spacious living area enjoys a leafy dual aspect outlook, a wall-mounted gas fire and newly laid FIBRE carpet. A bespoke Ligne Roset wall storage unit with sliding doors offers attractive and open display shelving.

An attractive dining area separates the living and kitchen spaces with ample room for a dining table which can seat up to six. Glazed sliding doors lead out from the dining area to a delightful private patio with large wood-decked terrace, perfect for al-fresco dining and relaxing. This lovely west-facing sheltered terrace is a real sun trap and offers wonderful views across the mature tree and well planted grounds of Fettes College.

The well-equipped Miele kitchen features top quality brands including an integrated Miele combi microwave oven & fan oven, Siemens washing machine, Bosch dishwasher, new Samsung fridge freezer, Siemens gas gob & extractor and a sink with Insinkerator waste disposal unit. The work counter tops are of black granite whilst the bases and storage units gloss white and glass.

A well-presented bedroom with large window overlooking the lush foliage in the gardens to the front of the property. Fully tiled en-suite with Vitra shower and Chipperfield wash basin & WC. Good sized second double bedroom (currently used as a study/sitting room) enjoys similar garden views, built in wardrobe with glass sliding doors and a television with soundbar.

Between the two bedrooms is a stylish fully tiled modern bathroom featuring large walk-in Showerlux shower and circular wash basin & WC by Chipperfield.

Externally, the property is set within well-maintained shared residents’ grounds with lawned areas, attractive floral beds, evergreen shrubbery and mature trees. The property has one allocated private garage with remote control access along with residents and visitors off street parking in the car park.

SITUATION:

Rocheid Park is a modern residential development compromising both houses and apartments situated in the affluent residential neighbourhood of Inverleith. The property lies within walking distance of Inverleith Park, a 54-acre recreational park with a large expanse of grass parkland, tree-lined paths, boating pond, children’s play park, public tennis courts, bowling green and a sports field. Also close by lies the Royal Botanic Gardens, one of the world’s finest botanical gardens.

In terms of other leisure and recreational activities, there is The Grange Cricket & Tennis Club and Westwoods Health Club that is located within the 100-acre grounds of Fettes College, an independent school situated next to the Rocheid Park development. 

The property is on the doorstep of cosmopolitan Stockbridge with its bustling village atmosphere, specialist independent shops, delis, cafes, restaurants, bars and a weekly Sunday food market.

It is also well served by supermarkets with a Waitrose and Morrison’s within walking distance whilst there is a M&S and Sainsbury’s at the Craigleith Shopping Centre, just a short drive away, also close by is the Western General Hospital.

The property is situated just under a mile from the city’s main financial busines and entertainment districts as well as the recently opened St James Quarter, an upmarket mix-used entertainment and shopping centre.  It lies within easy reach of Haymarket and Waverley stations and the excellent tram and bus links to Edinburgh International Airport.

The property sits within the school catchment area for the highly regarded Flora Stevenson’s Primary as well as Broughton High School. There is also a wide selection of private schools available locally including Fettes College, The Edinburgh Academy, Erskine Stewarts Melville Schools (ESMS), and St George’s School for Girls.

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:

Several items of furniture are included in the sale, full inventory on request. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.

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

Postcode:

EH4 1FZ

Outgoings:

Council Tax Band Category:   E

EPC: B

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 August 2021– First Issue