SUMMARY OF ACCOMMODATION

Ground Floor

Communal Entrance Vestibule, Reception Hall, Sitting-Dining-Kitchen Room, Study/Snug, Deep Shelved Storage Cupboard, Under Stair Storage Cupboard, WC Room

Alarm System, Gas Central Heating

Lower Ground Floor

Principal Bedroom with En-Suite Shower Room, Single Bedroom 4/Dressing Room, Family Bathroom, Double Bedroom 2 with En-suite Bathroom, Double Bedroom 3, Door Access to Front Courtyard & Cellar Storage

Garden Level Floor

Double Bedrooms 5&6, Shower Room, Single Bedroom 7/Home Office, Utility Room, Two Hall Linen Cupboards, Games Room/Sitting Room, Garden Door Access

Outside Space & Garden

Large L-Shaped Stone-Wall Enclosed-Garden to the Rear of the Property Laid to Lawn & Bordered with Mature Trees, Shrubbery & Floral Planning. Designated Dining & Seating Areas, Garden Storeroom, Garden Shed, Gate access to Cumberland Mews Lane. Inner Courtyard to the Front with Five Under Pavement Cellars (Three Lined with Electricity)

Membership Access to East Royal Circus & Queen Street Private Gardens, Residents’ Permit Parking and Pay & Display Meter Parking

ACCOMMODATION:

56 Great King Street forms part of an elegant terrace of Georgian townhouses and tenements in the heart of Edinburgh’s New Town. The three-level property combines the elegance and grandeur of Georgian living and period charm with stylish contemporary interiors and high-specification fixtures and fittings. The versatile and well-proportioned accommodation is as follows:

Ground Floor:

·      Entrance Hall: The property is accessed from the cobbled street via stone steps that lead up to the classical Georgian front door with an attractive fan light. This opens into the large entrance vestibule with original mosaic tiling and ceiling cornicing and to the property’s front door.

·      Reception Hall: The welcoming and attractive wood-floored hallway offers a storage space for coats, boots and shoes as well as a useful shelved storage cupboard.

·      Sitting Room: Bathed in natural light from the two large sash windows overlooking the cobbled street at the front of the property, the beautiful bow-end room enjoys high ceiling and richly ornate ceiling cornicing and a rose circle. The beautiful fireplace withwood burning stove, decorative-embellished wood surround and marble inset and the magnificent antler chandelier provide the central focus to the room. There is also a large, shelved Edinburgh Press currently used as a drinks’ cupboard. Hard wood oak flooring runs throughout the sitting room, kitchen and dining room and there are double doors that can either separate the two rooms or, alternatively, provide one stunning light-filled open plan living and entertaining space.

·      Kitchen-Dining Room: The design-led, modern, dining kitchen is stylish and functional with a rectangular dining table at its heart lit by three pendant lights. The well-equipped kitchen features many brand-name appliances including IlVE Milano range cooker with six gas hobs, double oven and plate warming drawer, a Siemens fridge/freezer and dishwasher, a recycling bin and a double sink with a Quooker tap. There are granite worktops whilst base and upper storage units in a pale grey colour line the walls on either side of the room. Glazed French doors open out on to a decorative wrought-iron balcony offering an open outlook across the garden.

·      Home Office/Snug: This good-sized room is currently used as a home office and cloakroom. It provides plenty of space for a large desk and has a built-in bookcase and one wall of bespoke fitted wardrobes. French doors open out to a decorative wrought iron balcony overlooking the garden.

·      Completing this floor is a WC room with a wash basin that has partial tongue and groove paneling and stylish wallpaper.

Lower Ground Floor:

·      Stairs lead down from the hall passed a deep under-stair storage cupboard to the lower ground level landing which has original flagstone flooring which continues down the staircase to the garden level.

·      Principal Bedroom: Generously proportioned en-suite bedroom with a tranquil position to the rear of the property that has a large sash and case window offering a leafy outlook over the garden. The well-dressed room features a large walk-in wardrobe room and en-suite modern shower room with under floor heating, wash basin, heated towel rail & WC. It also benefits from both a sky light and side window.

·      Dressing Room/Single Bedroom 7: This versatile room could be used as a dressing room, home office or child’s single bedroom and has large sash window overlooking the garden. It has a bespoke built-in display bookcase and three wardrobes with both hanging and shelving options.

·      Double Bedroom 2: Spacious light-filled room to the front of the property with views out to the inner courtyard. There is an en-suite bathroom with overhead shower appliance, wash basin, mounted mirrored vanity cabinet, heated towel rail, underfloor heating & WC.

·      Double Bedroom 3: Further good-sized double bedroom to the front with large built-in cupboard with a hanging rail that is currently used as guest room.

·      Family Bathroom: Stylish modern bathroom with wood flooring, integrated wash basin and storage unit with marble countertop, bath with integrated shower appliance, walk-in shower, heated towel rail, underfloor heating & WC.

·      Hall: Back door access to front courtyard and stairs up to street level as well as door access to stairs that lead down to the lower garden level.

 Garden Level Floor :

·      Double Bedroom 4&5: Two spacious double bedrooms at the front of the property with one benefitting from a large walk-in wardrobe.

·      Home Office/Single Bedroom 6: This bright and airy versatile room overlooks the pretty garden and could be used as either a large single bedroom or as a home office.

·      Family Shower Room: This newly added shower room comprises integrated wash basin unit with mounted vanity cabinet above, large walk-in shower, heated towel rail & WC.

·      Utility/Laundry Room: There is an integrated fridge/freezer, sink, base and wall units as well as a washing machine, tumble dryer and full-length freezer. The room also has a heated cloths drying rail.

·      Storage: There are two shelved linen cupboards on this level.

·      Games Room/Sitting Room: Spacious sitting/games room with French doors that opens out directly to the rear garden.

Garden & Outside Space:

·      Garden: Well-maintained enclosed private garden to the rear of the property predominantly laid to lawn and edged with leafy shrubbery, mature trees, and floral planting. With its L-Shaped design this is one of the larger gardens in the New Town and features two designated stone paved areas for al fresco seating and dining. There is a garden shed, outhouse containing garden equipment and the boiler. There is secure gate access to Cumberland Mews Lane.

·      Front Courtyard: An iron gate opens from the street level to stone stairs that lead down to the front paved courtyard that accesses five under-pavement cellars. Three of these are dry lined and have an electricity supply.

SITUATION:

Great King Street is situated in a highly sought-after residential area located within Edinburgh’s historic New Town and forming part of the UNESCO World Heritage site. The city centre is a short walk away and offers an abundance of restaurants, bars, world-class museums and historic attractions. It also boasts a varied shopping experience with the designer shops along George Street, Multrees Walk and the new St James Quarter, an upmarket mixed-used retail, dining, and entertainment complex.

The property sits on the doorstep of cosmopolitan Stockbridge with its bustling village atmosphere, specialist independent shops, delis, cafes, restaurants and a weekly Sunday food market. It is also well served by several small convenience supermarkets with a Tesco Express ono Dundas Street and Sainsbury’s Local on Howe Street. Nearby there is a large Waitrose whilst Craigleith Retail Park has a M&S and Sainsbury’s.

The property sits close to both East Royal Circus Gardens and Queen Street Gardens, two beautiful private gardens which residents can apply for membership for a small annual fee. In terms of leisure and recreational facilities, there is the members-only Dean Tennis Club and The Grange Cricket & Tennis Club. Also in the immediate locality is the Glenogle Swim Centre and several yoga and Pilates’s studios.

Stockbridge borders the lovely Inverleith Park, a 54-acre recreational park, where you’ll find community tennis courts, a duck pond and a children’s play park, whilst adjacent to this is the world-renowned Edinburgh Royal Botanic Gardens. The Water of Leith riverside footpath is also within easy reach which links into the city’s extensive cycle network.

The property sits within the school catchment area for the highly regarded Flora Stevenson’s Primary and Broughton High School. There are plenty of private schools available locally at Cargilfield Prep School, Fettes College, The Edinburgh Academy, Erskine Stewarts’ Melville Schools (ESMS) and St George’s School for Girls.

It is just a short walk to Waverley Station whilst there are excellent tram and bus services that offer efficient access to Edinburgh International Airport. The property is also within reach of the City Bypass that links into the Central Scotland’s motorway network and the Queensferry Crossing to Fife and beyond.

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.). Underfloor heating in all bathrooms.

Postcode:

EH3 6QY

Outgoings:

Council Tax Band Category: G

EPC:

C

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.

Prepared September 2022 – Second Issue.