46 Grange Road 46 Grange Road Edinburgh, EH9 1UN An impressively restored and extended, detached Victorian house in the heart of The Grange

Ground Floor: Entrance vestibule Entrance hall | Utility room | Kitchen Dining room | Sitting-room | W.C. | Master bedroom | Dressing room with en-suite bathroom First Floor: Double bedroom with en-suite shower room | Double bedroom with dressing room and en-suite shower room Study/bedroom 4 Outside: Planning permission has been sought to create an off street parking space | Private gardens EPC Rating: D

Situation Grange Road is pleasantly situated within one of Edinburgh’s most desirable areas, The Grange, approximately 2 miles south of the city centre. The area is characterised by fine stone-built houses and is popular with families due to the excellent local facilities. The Grange, and all offer an excellent range of services whilst the city centre is only a short journey away by bus, car or foot. The many amenities of Morningside are easily accessed including a Waitrose supermarket and an extensive range of specialist shops. Local schooling is excellent, falling within the catchment area for Primary and James Gillespie’s secondary school. Many of Edinburgh’s renowned private schools are also within easy reach, including George Watsons College, George Heriots School and Castle School. For the outdoor enthusiast, The Meadows, and are all within a short distance, as are Prestonfield and The Braids golf courses.

Description The first floor is accessed via a grand staircase 46 Grange Road is an outstanding detached with a luxury carpeted runner. It features two Victorian house located in the heart of The large double bedrooms fitted with luxury Saxony Grange. The house has been comprehensively carpets, one with dressing room and both with refurbished to an exacting standard. In recent beautifully finished en-suite shower rooms with years the house has been extended to the the latest contemporary fittings. A study/single east to create an amazing entertaining space bedroom completes the first floor and overlooks with exposed natural stone and a large glass the front garden. cupola with folding glass doors leading directly onto the south facing gardens. The sitting room Outside creates the all-important wow factor for a house There are private gardens to the front and of this size and encompasses a well finished rear. The walled south facing rear garden ‘Kitchens International’ kitchen with integral incorporates a large timber deck area. Listed Miele appliances, granite worktops and a Building Consent has been granted and polished walnut floor. The master bedroom suite Planning Consent is being sought to create an completes the ground floor and is fitted with off street parking space. luxury Saxony carpets, and features a dressing room, and large en-suite with free standing bath General and double shower. Services: For Council Tax purposes 46 Grange Road is currently placed in Band H.

Local Council: City of Edinburgh Council, City

Chambers, High Street, Edinburgh EH1 1YJ. Tel: Floorplans

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0131 200 2000. Gross internal area 2,819 sq ft (261.89 sq m) d

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s d e Services: Mains water, electricity, gas, drainage ForGrange identification Road, purposes only. Grange Road, Edinburgh, EH9 1UN Edinburgh, EH9 1UN and gas fired central heating Approx. Gross Internal Area Approx. Gross Internal Area 2819 Sq Ft - 261.89 Sq M 2819 Sq Ft - 261.89 Sq M Note: The services have not been checked by For identification only. Not to scale. For identification only. Not to scale. © Square Foot Media 2015 the selling agents. © Square Foot Media 2015 Fixtures and Fittings: Fixtures and fittings are Bedroom 3 Bedroom 3 available by separate negotiation. 12'3'' x 11'10'' Bedroom 2 12'3'' x 11'10'' Bedroom 2 Void Void 3.73 x 3.61m 21'3'' x 14' 3.73 x 3.61m 21'3'' x 14' Offers: Offers are to be submitted in Scottish 6.48 x 4.27m 6.48 x 4.27m legal terms to the selling agents. Prospective purchasers are advised to register their interest Hall Hall in writing after viewing to the selling agents in Dressing Dressing Room Room Wardrobe Wardrobe order to be kept fully informed of any closing Wardrobe Wardrobe date that may be set.

Study/ Wardrobe Ensuite Study/ Ensuite Wardrobe Entry and Possession: The date of entry Bedroom 4 Shower Bedroom 4 Ensuite 10'3'' x 8'3'' Shower Room Ensuite 10'3'' x 8'3'' Room will be by mutual agreement between the Shower 3.12 x 2.51m Shower 3.12 x 2.51m Room Room Wardrobe purchaser(s) and the seller. Wardrobe Viewing: Strictly by appointment with the selling agents, Strutt & Parker’s Edinburgh Office. First Floor First Floor Tel: 0131 226 2500. Sitting Sitting Room Room Off-street parking CGI 34'9'' x 20'10'' 34'9'' x 20'10'' 10.59 x 6.35m 10.59 x 6.35m Utility Utility

Master Master Bedroom Bedroom 15'2'' x 13'11'' Dining Dining 15'2'' x 13'11'' 4.62 x 4.24m Room Room 4.62 x 4.24m 14' x 13'9'' 14' x 13'9'' 4.27 x 4.19m 4.27 x 4.19m Hall Hall Rettie HW Dressing HW Dressing Room 11 Wemyss Place, Edinburgh, EH3 6DH Room Wardrobe Wardrobe Wardrobe Wardrobe 0131 220 4160 WC WC Kitchen Ground Floor Ground Floor Kitchen [email protected] 14' x 12'3'' 14' x 12'3'' Ensuite Ensuite 4.27 x 3.73m 4.27 x 3.73m Bathroom Bathroom

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d e s Grange Road, Srutt & Parker Edinburgh, EH9 1UN Approx. Gross Internal Area 28 Melville Street, Edinburgh EH3 7HA 2819 Sq Ft - 261.89 Sq M For identification only. Not to scale. 0131 226 2500 © Square Foot Media 2015 [email protected] struttandparker.com Bedroom 3 IMPORTANT NOTICE Strutt & Parker LLP gives notice that: 1. These particulars do12'3'' not xconstitute 11'10'' an offer or contract or part thereof. 2.Bedroom All descriptions, 2 photographs and plans are for guidance only and should not be relied upon Void as statements or representations of fact. All measurements are approximate and not3.73 necessarily x 3.61m to scale. Any prospective purchaser must21'3'' satisfy x 14' themselves of the correctness of the information within the particulars by inspection 55 offices across and , or otherwise. 3. Strutt & Parker LLP does not have any authority to give any representations or warranties whatsoever in relation to this6.48 property x 4.27m (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker LLP does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of including 10 offices in Central London particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken October 2015. Particulars prepared October 2015. Hall

Dressing Room Wardrobe Wardrobe

Study/ Ensuite Wardrobe Bedroom 4 Shower Ensuite 10'3'' x 8'3'' Room Shower 3.12 x 2.51m Room Wardrobe

First Floor

Sitting Room 34'9'' x 20'10'' 10.59 x 6.35m Utility

Master Bedroom Dining 15'2'' x 13'11'' Room 4.62 x 4.24m 14' x 13'9'' 4.27 x 4.19m Hall

HW Dressing Room Wardrobe Wardrobe WC

Ground Floor Kitchen 14' x 12'3'' Ensuite 4.27 x 3.73m Bathroom Vestibule