Occupying a commanding position off Hillhouse Road in the Blackhall area of Edinburgh, with expansive views to Edinburgh Castle and Corstorphine Hill, this exceptionally warm and welcoming four bedroom 1930s villa will make a wonderful family home. With beautifully maintained, secluded gardens designed to make the most of the changing seasons and a particularly spacious farmhouse style family kitchen, the feeling is of a desirable, characterful and comfortable residence. With double glazing throughout, two pristine family bathrooms and many key original features including cornicing, mantelpieces, Edinburgh presses and dado rails ensuring that this attractive cream painted house with red roof tiles, is well equipped for modern living whilst retaining an air of 1930s elegance.
Ground Floor Accessed via porch and entrance vestibule with access to under stair storage. Hallway with original cornice and dado, storage cupboard. Living room with bay window and views overlooking the front garden has an original mantle over the open fireplace and an original Edinburgh Press. Lovely light and large family kitchen, dual aspect, with Rangemaster oven, fitted units with oak tops and a wine cooler has direct access to gardens to rear via flagstone vestibule and back door. WC with original sanitary fittings. Family bathroom with bath, overhead shower and heated towel rail. Large principal bedroom with dual aspect and views across gardens to rear has a sink and original Edinburgh press, very pretty original mantelpiece has a working gas fire. First Floor Staircase with white painted balustrade, has two windows at halfway point and leads to landing. Large double bedroom with views across the rear garden and beyond to Edinburgh Castle, a sink and access to sizable attic space. A third good sized double bedroom with original sink, also with views as far as Edinburgh Castle. A fourth double bedroom with views across to Corstorphine Hill and separate access to the attic. Family bathroom with walk in shower, access to tank area of attic and velux window. Outside Space Front garden with mature shrubs, tall hedging, lawned area with two rose beds. Path leading up to front porch and door. Very private and secluded rear garden is well stocked with mature fruit trees, shrubs, hedging and perennial planting; pond area, greenhouse, pagoda, garden shed and picnic bench. Path leads round the back of the house to a log shed and gate to front. There is parking for three cars on the driveway which slopes down to Hillhouse Road. Large single car garage with original workbench. Items included in the sale All fixtures and fittings including curtains and blinds SITUATION: The property is set back on Hillhouse Road in the residential area of Blackhall approximately 3 miles from the city centre. There are convenience stores and coffee shops immediately adjacent to the property and for larger shopping needs, Craigleith Retail Park is very close by with superstores such as Sainsbury’s, M&S and Homebase. There is excellent state school provision in the area, being the catchment for Blackhall primary school and the Royal High School as well as private schools such as St George’s School for Girls, ESMS, Edinburgh Academy and Fettes College all within easy reach. Blackhall Nursery provides pre-school education in the area. Blackhall is well served by public transport with an extensive bus network and direct access to the city centre with all the cultural highlights on offer. Hillhouse Road also has immediate access north to the Queensferry Crossing, and to Edinburgh International Airport as well as to the city bypass with links to Glasgow and the South. There is ample green space surrounding the area with wonderful opportunities for leisure activities such as walking at the nearby Ravelston Park and Woods, Corstorphine Hill Nature Reserve, Lauriston Castle and grounds or Cammo Estate and the beaches at Cramond and Silverknowes. There are also several public and private golf courses nearby as well as access to the many and varied cycling routes on offer. 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: EH4 2AG Outgoings: Council Tax Band Category: G EPC: E 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