Property Details & Description

Accommodation Comprises

Accessed via the front door into the main hallway. Porcelanosa wood- effect floor tiles throughout the entire level. Lovely, light living room with bay window to front and french doors to rear leading to garden area. Under stair media cupboard with built in Sonos sound system available wirelessly throughout the house. WC with porcelanosa sanitary ware and tiles. Very spacious kitchen/dining/living area with shuttered french doors to the garden. Living area is snug in design with triple windows facing the garden. Kitchen design by Kitchens International includes wall to floor units in shade Flax, with complementing Silestone tops, integrated appliances including a Liebherr wine store, Quooker hot water tap, large central island with integrated 6 plate induction hob and pop up sockets. Store cupboard. Study with views to the front. Utility room with sink and a wall of larder style cupboards. Back door leading to a wraparound side lane. Door to extended double garage which is being partially used as a mirrored gym, with heating and flooring installed and remote controlled electric doors.

First Floor level:

Stone carpets throughout. Stairs leading up to the landing with white painted wooden balustrade and access to separate attic space has a triple window with views over the communal park area to front of the property. Large, light principal bedroom has full wall of Sharps integrated wardrobes, two velux windows to rear and a triple window overlooking the front of the property; integral drawered storage; access to separate attic space; en-suite with extra large walk in overhead shower, velux, double sinks, Porcelanosa mirrors and tiles. Shelved linen cupboard. Main family bathroom with natural stone tiling, bath and a walk in shower. Second double bedroom with garden views, fitted closet; Jack and Jill style en-suite shower room leads into third double bedroom with triple window overlooking garden below and a fitted closet space. Fourth double bedroom has a wall of fitted cupboards and views over the garden. A fifth double bedroom, currently being used as a study.

Private Outdoor Space:

Off road parking to front of house with large enclosed paved area leading to front door and garage. Wraparound lane to the side of the house leads to rear gardens. Exceptionally private, south facing secluded garden with paved outdoor dining space and state-of-the-art landscape design including water feature, Marquis Signature series hot tub, gas fire pit with seated area, large Napoleon gas BBQ, astroturf lawned area and well-planned exotic planting (bamboo, palm, cacti); garden store. Power points.

Communal Outdoor Space:

Long, winding driveway to development. Communal parkland area has direct access to Pentland Hills walkways, mature trees and beech hedging and a children’s play area.

Additional Notes:

Interior design throughout

Double glazed throughout

Full CCTV

State of the art outdoor lighting design

All tiles and sanitary ware by Porcelanosa

Alarmed

Included in the sale:

All recessed TVs

All curtains and blinds

All Light Fittings

Integrated appliances

Integrated Sonos sound system

Situation:

The property is situated in the highly desirable area of Colinton in the southside of Edinburgh, approximately 6 miles from the city centre and is set within the quiet and exclusive Miller Homes Polofields development which mainly comprises large detached villas. The development sits at the edge of the Pentland Hills Regional parkland which features 9 peaks of over 1500 feet and stunning views of Edinburgh and the surrounding countryside. Reservoirs dot the surrounding landscape providing homes for many birds and mammals. The Pentland hills offer many opportunities for exercise and leisure including beautiful walks, cycle routes, fishing lochs and golf courses.

The area is well served by public transport and the city bypass only minutes away with easy access to motorways including to Glasgow and The Queensferry Crossing to Fife as well as to Edinburgh Airport.

There is good local shopping nearby in Colinton where you will find a village atmosphere with shops to explore as well as pubs, restaurants and coffee shops. Further towards the city centre are the larger areas of Morningside, which offers a large Waitrose and a smaller M and S and Bruntsfield, where there are many specialist shops, artisan coffee shops and restaurants to explore.

Popular with families for its excellent state and private school provision, the property is in the catchment area for Bonaly Primary School, Firrhill High, St Mark’s RC primary, St Thomas of Aquin’s RC High and private schools such as Merchiston Castle and George Watsons are close at hand.

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: EH13 0FE

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.

Particulars prepared October 2020 – First Issue