Property Details & Description

Accommodation Comprises

Ground Floor

Accessed from Ferry Road into a gravel driveway with steps leading to an impressive, larch clad entrance with complimentary anthracite grey exterior paintwork. Tiled entrance vestibule leads to a hallway with oak floorboards. Small double bedroom to the right with views overlooking the front. Exquisite example of an elegant Victorian drawing room with intricate cornicing, a large black marble fireplace (working gas fire), polished parquet flooring and a wonderful, wide, bay window in its original wood with working shutters. A further wraparound hallway provides an under stair closet and leads round to the modern addition of a family living room with log burning stove and steps leading down to a bright and modern kitchen with pristine white units, granite work tops and integral appliances with a lovely outlook across the garden to the rear from a matching marble dining area. Back door leads out to the garden. Wraparound hallway leads to a modern shower room adjacent to the Principal bedroom which has views across the rear garden, original cornice work, working shutters and a recessed Edinburgh Press. Large storage space comprising two cupboards, one as a linen cupboard the other a hanging closet, with overhead storage. Further good sized double bedroom. Family bathroom with twin sinks and a bath with overhead shower, heated towel rail.

Outside Space

Impressive front gravelled area with space for at least two cars and steps leading up to the main entrance. A communal paved pathway leads round to gardens at the rear. Rear gardens can also be accessed from the kitchen door with steps leading down to a paved dining/BBQ area, log store and good sized lawned area with mature apple tree, large garden shed, with brand new fencing to one side and original wall to the other.

SITUATION:

Well positioned on Ferry Road at a point which spans the residential areas of Inverleith and Trinity with easy access to all areas of the city including west to the Airport, the Queensferry Crossing and Fife and east towards Leith, the City Bypass and on to the A1 south. It is within easy reach of George Street and Princes Street and the historic and cultural attractions of Edinburgh’s city centre.

There is ample public green space surrounding the property, in particular Inverleith Park and the Edinburgh Royal Botanic Garden. Access to the city’s cycle paths and routes is close by and the area is well served by public transport, in particular the excellent bus service and Waverley and Haymarket rail stations within easy reach.

There is excellent provision for schools in the area, both state and private. The property is in the catchment area for Wardie Primary School and Trinity Academy, Holy Cross RC Primary and St Thomas of Aquin’s RC High. Private schools such as Fettes College, St George’s School for Girls, The Edinburgh Academy and ESMC are close at hand.

There are several neighbouring areas of interest including Stockbridge which is a lively hub due to its thriving village atmosphere with excellent amenities such as galleries, bars, restaurants, coffee shops and a weekly artisan street market. The other neighbouring areas include the quiet residential area of Trinity and the picturesque harbours of nearby Newhaven and Granton.

There is a Morrison’s supermarket along Ferry Road to the west and a Waitrose supermarket nearby in Comely Bank. Slightly further afield the Craigleith Retail Park includes a Sainsbury’s supermarket and a Marks & Spencer, amongst other shops.

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.

Items Included in the sale:

All fixtures and fittings including curtains and blinds

Brand new painted garden shed, Log store, Wardrobes in the principal bedroom.

Services:

Gas central heating, mains water, gas and electricity, broadband, telephone (subject to telephone providers’ regulations).

Postcode: EH5 2AD

Outgoings:

Council Tax Band Category: F

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 October 2020 – First Issue