An exceptional modern family house located in an outstanding position with a pleasant outlook over the Union Canal and Ratho Marina.
Ground Floor: Entrance Hall, Sitting Room, Dining Room, open plan Kitchen/Breakfast Room, Utility Room, Shower Room. First Floor: Principal Bedroom with en-suite Shower Room, two further Bedrooms with access to Jack & Jill Shower Room, two further Bedrooms, Family Bathroom. Exterior: Access is via an electric gated entrance with the drive leading to a large integral Double Garage. The garden is predominately laid to lawn with an expansive area of decking providing a pleasant outlook over the garden and on to the Canal. Situation Marina View is situated within the Conversation village of Ratho and overlooks the Union canal and Ratho Marina, it is very well positioned for ease of access to Edinburgh as well as Central Scotland’s arterial road and rail network. The popular village itself is serviced by a useful selection of amenities, including a convenience store and a well-regarded local pub, The Bridge Inn, which overlooks the Union Canal, the 19th Century waterway with such ubiquity in the history of the wider Central Belt. Some five miles by car, The Gyle Shopping Centre has an extensive indoor shopping mall, populated with a wide range of High Street shops and two supermarkets. Hermiston Gait is just a little further afield and offers a range of shops including a large Tesco supermarket. The Edinburgh Tram offers direct access from the Airport to the city centre, with regular stations including a Park and Ride facility at Ingliston (about 3 miles). There are mainline railway connections at Edinburgh Park and South Gyle. Edinburgh airport is close at hand, as are road links to the Edinburgh city bypass, Glasgow and the central Scotland motorway network. Ratho has a local primary school and there is secondary schooling available in Balerno, with a dedicated school bus service from the village. The surrounding countryside hosts a wealth of leisure facilities, including Dalmahoy Country Club and golf course, Gogarburn and Ratho Park Golf Courses, the Norton House Hotel and Spa and the popular Edinburgh International Climbing Arena. The national cycle network follows the Union Canal into central Edinburgh and there are ample opportunities for hill-walking and cycling in the Pentland Hills. General Description Marina View is a detached, impressive modern home that provides fantastic family living accommodation which has been designed to a high level throughout including underfloor heating served by an efficient Dalkin air source heat pump, a bespoke quality hand built German kitchen and contemporary bathrooms. The property is set behind a low-level wall with an electric gated entrance, which provides access to the private monoblock drive and on to the integral double garage with electric up-and-over door. The house is attractively finished externally with a smooth crisp render balanced with stone under a pitched slate roof. A large composite timber styled door with an opaque glass panel to one side provides access into the welcoming galleried entrance hall. The clean lines are matched with functionality in the way of open shelving for shoes with bench seat above and a cupboard housing the fuse box and consumer unit. The hall is finished in an attractive tiled flooring which seamlessly flows from the hall through double doors into the sitting room. The triple aspect sitting room is bright and generously proportioned and, of particular note is the large bay window with an outlook over the Union Canal and over to the Marina. A smart pair of oak doors with glazed panel lead through to the dining room, which is conveniently situated, adjacent to the kitchen/breakfast/living room. The dining room has an outlook to the rear of the property and is finished in a smart polished white tiled floor. The kitchen/breakfast/living room is very well appointed with elegant ceiling detail by way of up-lighting set behind a picture rail and a dropped ceiling over the central island/breakfast bar. The kitchen is fitted with an extensive range of hand built German, white floor and wall mounted kitchen units finished with a dark grey quartz work surface. Integrated appliances include a Bosch oven, combination oven, warming drawer, dishwasher and fridge freezer. In addition, there is an Elicia Base Nikola Tesla induction hob with central extraction. There is ample room for seating and along with a pair of double-glazed doors which provide direct access out to the rear of the property this part of the house forms a natural hub. Located off the kitchen is the utility room which has fitted kitchen units, a sink and is also finished a complimenting dark grey quartz worksurface. Completing the accommodation on this level is the shower room which comprises of white suite including a large shower with deluge shower head and hand held attachment, WC, wash hand basin with cupboard below and a heated towel rail. The oak stair with its tastefully carved newell post and handrail with glazed balustrade provides access to the first-floor landing. The landing is bright with enough room to locate a desk for a study area if so required. The principal bedroom is sumptuous with its walk-in wardrobe providing hanging and drawered storage, its commanding double aspect and glazed doors out to a balcony with utterly charming views over the Union Canal and Ratho Marina. The well-appointed shower room includes a large walk-in shower with deluge showerhead with handheld attachment, a wash hand basin with drawers below and large heated mirror above, heated towel rail, WC and all finished off with complimenting tiling to the walls and floor. Bedroom 2 is generously proportioned with a double aspect and Juliet Balcony providing a view over the front garden and on to the canal. There are open shelves and two built-in wardrobes with access to a Jack & Jill en-suite shower room. The shower room comprises a shower with deluge showerhead and handheld attachment, wash hand basin with drawers below, heated towel rail, WC and two-toned tiling to the walls and floor. There are two further bedrooms at this level along with the family bathroom, which is well appointed and includes a large walk-in shower with deluge showerhead and handheld attachment, bath with cascade central tap, wash hand basin with drawers below and mirror above and WC. Stylish polished tiles are an attractive finish to the walls and floor. Exterior: Externally, Marina View is entered via a sliding electric gate with the monoblock drive providing space for off road car parking and access to the integral double garage. The garden is arranged behind a low level wall with the front lawn set around an attractive tiled path that is bordered with stone chips to one side. There is a large raised decked terrace which provides an outlook for seating over the garden and on to the Union Canal and Marina beyond. A path of porcelain tiles runs around the house with steps rising to a secluded terrace that houses the hot tub which can be purchased by way of separate negotiation. Outdoor power and tasteful wall lighting is provided at intervals around the house. GENERAL REMARKS AND INFORMATION Viewing Viewing is strictly by appointment with the selling agents Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: 0131 220 4160. Satellite Navigation For the benefit of those with satellite navigation the property’s postcode is EH28 8RU. Fixtures and Fittings Only items specifically mentioned in the particulars of sale are included in the sale price. Entry & Possession Entry and vacant possession will be by mutual agreement and arrangement. Services Mains water, electricity, drainage. Central heating via an air-source heat pump. Local Authority Midlothian Council, 40-46 Buccleuch Street, Dalkeith EH22 1DN. Tel: 0131 270 7500 Council Tax Band TBC – Still to be allocated by the Local Authority. EPC Rating Band B Scottish Canals An annual payment of approximately £1,500 per year plus VAT is paid to the Scottish Canals for water and waste water piping. Home Report A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of £20 to cover reproduction and administrative costs. Offers Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 11 Wemyss Place, Edinburgh, EH3 6DH. Servitude Rights, Burdens & Wayleaves The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above. Particulars and Plans These particulars and plan are believed to be correct, but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law. Websites and Social Media This property and other properties offered by Rettie & Co can be viewed on our website at www.rettie.co.uk as well as our affiliated websites at www.rightmove.co.uk, www.onthemarket.com and www.thelondonoffice.co.uk. In addition, our social media platforms are facebook.com, RettieTownandCountry, twitter.com, RettieandCo, Instagram and LinkedIn. 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. 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 contact 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 misstatement 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. Important Notice Rettie & Co, their clients and any joint agents give notice that: 1.They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property mains as photographed. Any error, omission or misstatement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice. 3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.