612 QUEENSFERRY ROAD CRAMOND, OFFICES ACROSS 612 QUEENSFERRY ROAD CRAMOND EDINBURGH

A well-presented and most spacious detached family home in a sought after location in the north west of Edinburgh.

Accommodation over two floors comprises:

Ground Floor: Entrance hallway. 3 Reception rooms. Dining kitchen. Utility room. Family bathroom. Integral garage.

First Floor: 4 Bedrooms (1 en-suite). Spacious landing. Family bathroom.

• Move-in order throughout • Spacious and flexible accommodation • Off street parking • Front and rear gardens • Garage • Greenhouse, sheds and log store • Countryside walks on the doorstep • Highly accessible location • Easy access to Edinburgh Airport and the motorway network

CKD Galbraith Edinburgh Agency Department 59 George Street Edinburgh EH2 2JG Tel: 0131 240 6960 Fax: 0131 240 6961 [email protected] ckdgalbraith.co.uk facebook.com/ckdgalbraith @ckdgalbraith GENERAL Queenferry Road is located within Cramond, the sought after residential suburb of Edinburgh, located to the north west of the city. It is well located for easy access to the airport, , the Forth Road Bridge and the Central Scotland motorway network. It is a popular area for families, with its historic village and harbour, beach promenade and leafy walks along the River . Further leisure pursuits can be enjoyed at the Cramond Boat Club, whilst the Links, Royal Burgess and Golf Clubs are all close by. Queensferry Road is also well linked to the city centre by a frequent bus service and the North Edinburgh cycle path. The property is ideally positioned for a number of well regarded schools; in particular Cramond Primary School, Cargilfield, Fettes, Edinburgh Academy, St. George’s, Mary Erskine, Stewart’s Melville College and The Royal High School, in addition to an excellent local nursery at Cramond Kirk. There is useful local shopping within the vicinity, including Sainsburys, Tesco Metro and the Co-operative stores, as well as retail parks at The Gyle and Craigleith.

DESCRIPTION 612 Queensferry Road is a substantial detached property of harled exterior under a tiled roof, which has been a much loved family home and significantly extended by the current owner. The house offers flexible and spacious accomodation arranged over two floors, ideal for entertaining and everyday family life.

The property is set back from the main road, with a gravel driveway and garage providing ample off-street parking

Upon entering the property you are greeted with a welcoming and expansive reception hallway. On the ground floor, the generously proportioned main reception rooms include a double aspect living room with a gas feature fireplace and french door to the patio, a formal dining room and a family room with a combination stove. There is a modern fully fitted breakfasting kitchen with a kitchen island, leading to a useful utility room with access to the integral garage and front and rear garden. The downstairs family bathroom completes the lower accomodation. Upstairs is the master bedroom, complete with en suite shower room, walk-in wardrobe and a private balcony overlooking the rear gardens. There are three further double bedrooms and a family bathroom. There is ample space on the upper landing to accommodate a desk to create a useful study or reading area.

To the rear you will find a well maintained garden. There are paved and decked patio areas, a productive vegetable garden and an area of lawn with borders planted with a variety of shrubs and trees, providing privacy and shelter. The garden benefits from a greenhouse, shed and log store with side access, all enclosed by perimeter walling .

The accommodation over two floors comprises: Ground Floor: Entrance hallway, Family room with woodburning & coal stove, Dining room, Dual aspect living room with sliding French doors to the garden and feature gas fireplace, Fully fitted dining kitchen with kitchen island, Utility room, with access to the Integral garage, Family bathroom (bath, wc, bidet, and wash hand basin).

First Floor: Upper landing providing study/reading area, Master bedroom with balcony off, en- suite shower room (showering cubicle, wc and wash hand basin) and walk in wardrobe/dressing room. 3 Further double bedrooms. Family SOLICITORS bathroom (bath with hand held shower, wc and W & A S Bruce wash hand basin). 15-17 Chalmers Street Dunfermline Gardens: To the front, gravel driveway with KY12 8AT paved path and herbaceous borders enclosed Tel: 01383 738000 by perimeter walling. Single integral garage. To the rear there is an enclosed garden with VIEWING a patio terrace, decked terrace, expanse of Viewing is by prior appointment only through lawn and herbaceous borders enclosed by the Selling Agents – CKD Galbraith. The perimeter walling. Greenhouse. Two timber person who may accompany you however, sheds. Log store. may not be an employee of CKD Galbraith.

COUNCIL TAX FIXTURES AND FITTINGS The property falls into band F for Council Tax White goods, curtains and blinds may be purposes. available by separate negotiation.

LOCAL AUTHORITIES MORTGAGE FINANCE Lothian Valuation Joint Board CKD Galbraith has an arrangement with 17A South Gyle Crescent independent mortgage brokers Springtide Edinburgh Capital Ltd, who may be able to assist EH12 9FL purchasers with funding. For details contact Tel: 0131-344 2500 Matthew Griffiths in our CKD Galbraith Fax: 0131-344 2600 Edinburgh Office on 0131 240 6990. E-mail: [email protected] Website: http://www.lothian-vjb.gov.uk/

ENERGY PERFORMANCE CERTIFICATE The Energy Rating is 70 with potential for 79.

DIRECTIONS To reach the property from the city centre travel west on the A90 (Queensferry Road) towards Barnton. Continue straight over the Barnton traffic light junction. 612 Queensferry Road will be found on the right hand side opposite the entrance to Road. The property will be identifiable by a CKD Galbraith For Sale board.

POSTCODE For satnav purposes the property postcode is EH4 6AT.

ENTRY Entry and vacant possession will be granted by mutual agreement. IMPORTANT NOTES

1 These particulars are intended to give a fair and overall description of the property. If any points are relevant to your interest, please ask for further information, prior to viewing. Prospective purchasers are advised to seek their own professional advice.

2 Areas, measurements and distances are given as a guide. Photographs depict only certain parts of the property. Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of services and appliances.

3 These particulars shall not be binding on our clients whether acted on or otherwise, unless the same is incorporated within a written document, signed by our clients or on their behalf, satisfying the requirements of Section 3 of The Requirements of Writing (Scotland) Act 1995.

4 Closing Date A closing date may be fixed. Prospective purchasers who have notified their interest through lawyers to CKD Galbraith, in writing, will be advised of a closing date, unless the property has been sold previously.

The Seller will not be obliged to accept the highest, or indeed any offer and has the right to accept an offer at any time or withdraw the property from the market. The Seller will not be liable for any costs incurred by interested parties.

5 Offers Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to CKD Galbraith, Lynedoch House, Barossa Place, Perth PH1 5EP.

6 Third Party Rights and Servitudes The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof. OFFICES ACROSS SCOTLAND