Property Details & Description

Accommodation Comprises

Entrance hall, drawing room, two double bedrooms, one single bedroom, family bathroom with shower, kitchen dining room with separate utility area, walk in hall cupboard.

Outside Space

Communal stair, shared garden to the rear of the property, all external windows double glazed.

Situation

Polwarth Gardens is situated approximately 2 miles to the south of the city centre within easy reach of Edinburgh’s main financial, business and shopping districts. Polwarth and nearby Bruntsfield are renowned for their wide selection of high end restaurants and artisan cafés; cosmopolitan bistros and bars, whilst Edinburgh’s main historical and tourist attractions (the Kings, Lyceum and Traverse theatres as well as the Usher Hall, National Art Galleries and Museums) are in close proximity. The property is well served by a selection of independent shops: Tesco, Waitrose and Marks & Spencer supermarkets whilst the Fountain Park entertainment centre, which boasts a bowling alley, restaurants, Nuffield Health gym and multi screen cinema is just a few minutes’ walk away.

There are a variety of recreational facilities nearby including the Craiglockhart Leisure & Tennis Centre; Merchant’s of Edinburgh Golf Course and the Midlothian Snowsports Centre at Hillend. There are also many opportunities for walks and cycle rides in nature with the Union canal walkway, Colinton Dell, the Pentland Hills and the Hermitage of Braid in the area.

85 Polwarth Gardens lies within the catchment area for Bruntsfield Primary School and the new award winning Boroughmuir High School with private options including George Watson’s College, Merchiston Castle School, The Rudolph Steiner School and George Heriot’s School in close proximity. Edinburgh, Napier and Heriot Watt University campuses; the King’s Buildings and Edinburgh College of Art are easily reached by efficient bus services.

The property also benefits from zoned permit parking and good proximity to Waverley and Haymarket stations, numerous bus routes, The City Bypass, Edinburgh International Airport and Central Scotland’s motorway network.

Description

The second floor entrance via a traditional communal tenement staircase opens into a spacious and light hall with varnished light hardwood floors with rooms leading off.

The south facing living room, with the focal point of an original decoratively carved wooden fireplace and contemporary wood burning stove has light flooding in from a large three paned bay window. Light varnished hardwood floors, open Edinburgh press for display and a large sitting area. The room is set off beautifully with original and decorative ceiling cornicing.

The dining kitchen room overlooks the garden and beyond and has been beautifully appointed with units in neutral tones and hardwood varnished work surfaces with overhead cupboards. There is a gas cooker with double electric oven, integrated butler’s sink and large single paned window to the rear. Separate utility area housing washing machine and additional sink. Excellent walk-in larder with shelving.

The family bathroom is a real feature of the flat and again has been renovated to the highest standards. Free standing Victorian style bath with overhead shower and handheld attachment. White sanitary ware (Heritage). Handbasin with vanity cupboard beneath. Glazed window to the rear of the property.

The principal bedroom is spacious and bright with a large window to the south. Two further bedrooms (one double and one single) decorated in neutral tones.

Enormous walk-in hall cupboard at entrance to flat with ample hanging space for coats and shelving for general storage and shoes.

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.

Please note the chandeliers in the living room and bedroom and the Smeg fridge in the kitchen are not included in the sale.

Services:

Gas central heating, mains water, gas and electricity.

Postcode:

EH11 1LQ

Outgoings:

Council Tax Band Category: E

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 December 2020 – First Issue