20 MERCHISTON AVENUE 2 The well-proportioned rooms have wonderful period detail and are sensitively presented throughout. The property enjoys generous, secluded gardens. Quietly located in a highly sought after area with easy access to a range of excellent amenities.

20 Merchiston Avenue Edinburgh

A substantial upper villa forming part of a handsome, detached house in the heart of the highly desirable Merchiston area.

3 Accommodation: Dining hall way, drawing room, breakfasting kitchen, master bedroom with ensuite shower room, two further double bedrooms, family bathroom, utility cupboard and study. Large attic space offering development potential.

Outside space: Extensive private gardens

Situation: Merchiston Avenue lies between and Morningside approximately two miles to the south of the city centre. The area is well located for local shopping in both Morningside and Bruntsfield. On Morningside Road there is a Waitrose and Tesco supermarket, theatre, cinema, a selection of restaurants and pubs, whilst a frequent bus service provides ease of access to the city itself. The property is well placed for both public and private sector schools. Located within the catchment area for whilst George Watson’s College, Merchiston Castle, George Heriot’s and Napier University are all close by. Blackford Hill and the Hermitage of Braids offer pleasant walks and there are some excellent golf courses in the vicinity. There is also easy access to the City Bypass, Pentland Hills, Edinburgh Airport and the Central motorway network.

Description: 20 Merchiston Avenue is a spacious upper villa forming part of a detached traditional Victorian house . This beautifully proportioned and presented accommodation, rich in fine period details, offers versatile family accommodation in an extremely popular residential area. The property benefits from unique stonework, with a carved ‘green man’ to the front of the building. Internally it boasts delicate plasterwork including detailed cornicing, picture rails, original wooden flooring, fireplaces and sash and case windows. The large attic space could provide extra accommodation in the shape of two additional bedrooms and a bathroom, subject to required planning consents.

■■ Entrance vestibule and hallway with turned staircase rising to the upper landing.

■■ Large dining hallway with study area, featuring stunning plasterwork and detailed cornicing.

■■ Magnificent dual aspect drawing room again with exquisite plasterwork. This beautifully presented room has an attractive bow window and marble fireplace with log burner.

■■ Well-appointed breakfasting kitchen which has a central island with granite worktop housing 11/2 bowl sink unit, a range of base and wall mounted units, wooden worktops, 6 ring gas range, dishwasher and fridge freezer.

■■ Sizable, shelved utility cupboard providing storage space and housing the washing machine and tumble dryer

4 ■■ Family bathroom comprising a bath with shower over, WC and wash hand basin

■■ Master bedroom with bay window, detailed plasterwork and steps leading to the ensuite shower room

■■ A further two double bedrooms.

■■ Study (which could be reinstated to it’s previous use as an additional WC).

Garden/Grounds: Beautifully maintained, established gardens with lawns, patio area, shrubs and beds, mature trees, greenhouse and three sheds. This much admired garden contains many rare varieties of rhododendron, extensive herbaceous flower beds and is fully enclosed, therefore ideal for children and/or pets.

Viewing is arranged by appointment only through Rettie & Co on 0131 220 4160

Fixtures and Fittings: Only appliances specifically mentioned in the particulars of sale are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply. The chandelier in the drawing room is not included within the sale of the property.

Services: Mains water, mains drainage, gas, electricity, and telephone (subject to BT regulations). Gas heating.

Postcode: EH10 4NY

Outgoings: Council Tax Band Category: G

EPC: D

5 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, N 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 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. BEDROOM 14'10 x 9'4 Particulars prepared December 2015– First Issue BEDROOM (4.52m x 2.84m) 14'10 x 12'4 UP (4.52m x 3.76m) DRAWING ROOM 30' x 17'11 (9.14m x 5.46m)

STORE STUDY

LOW-LEVEL STORAGE

UP

GROUND FLOOR GROSS INTERNAL FLOOR AREA 203 SQ FT / 18.8 SQ M

KITCHEN / MASTER BEDROOM DINING ROOM 20'11 x 15'5 16'3 x 15'5 (6.38m x 4.70m) VOID (4.95m x 4.70m)

UP

FIRST FLOOR GROSS INTERNAL FLOOR AREA 1908 SQ FT / 177.3 SQ M

MERCHISTON AVENUE NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY APPROXIMATE GROSS INTERNAL FLOOR AREA 2111 SQ FT / 196.1 SQ M (EXCLUDING VOID) All measurements and fixtures including doors and windows are approximate and should be independently verified. Copyright © exposure www.photographyandfloorplans.co.uk

6 7 11 Wemyss Place, Edinburgh, EH3 6DH 0131 220 4160 [email protected] www.rettie.co.uk

Edinburgh

Glasgow

Glasgow West End

Melrose

Berwick Upon Tweed

Bearsden

London