Kinellan Road Murrayfield, EH12

Kinellan Road Murrayfield, EH12 A contemporary, architect designed house in a prime location.

Edinburgh 80 Queen Street, Edinburgh EH2 4NF Tel: 0131 222 9600 [email protected] knightfrank.co.uk Description This is a substantial, modern property of architectural merit with fantastic light filled spaces and a beautiful garden. In addition there is off street parking and a double garage. Located in one of the most prestigious residential areas of the city, it will make an exceptional and unique Edinburgh home. Originally designed by the highly regarded architect, Lorn Macneal, as a Christian Science rest & study home, the property would easily convert to a family home with six bedrooms and wonderful living space. The property is orientated to the south and west which ensures the house, which incorporates a lot of glass in the design, is filled with natural light. Almost all of the rooms have a beautiful view of the private south and west facing garden. All the living space is on the upper floor of the house and consists of a large drawing room to the southerly end of the house, while at the other end, there is a dining room which has a glass sliding door that connects to the sitting room, giving a social, open feel to the space. From the sitting room there is access to a terrace for outside dining. Steps lead from the terrace to the rest of the garden. The kitchen is adjacent to the dining room. Subject to the usual planning consents, this could be opened up to create an impressive open plan kitchen/dining room. Further accommodation on this floor consists of an office, WC, utility room, store room and a generous double bedroom with an en suite bathroom.

Reception Approximate Gross Internal Floor Area 5,126 Sq Ft - 476.21 Sq M Bedroom Detached Double Garage & Shed: 430 Sq Ft - 39.95 Sq M Bathroom This plan is for guidance only and must not be relied upon as a statement of fact. Patio Attention is drawn to the Important Notice on the last page of the text of the Particulars 20'3'' x 14' Kitchen/Utility 6.17 x 4.27m (approximate) Storage Outside Recreation

Ensuite Bathroom Double Sitting Bedroom 1 Room 19'3'' x 17'11'' 20'3'' x 16'2'' 5.87 x 5.46m 6.17 x 4.93m

Shed 13'6'' x 6' 4.11 x 1.83m Detached Dining Double Ensuite Room Garage Shower 19'10'' x 12'9'' 19' x 17'8'' Room 6.05 x 3.89m 5.79 x 5.38m

Double Bedroom 2 19'10'' x 14'11'' 6.05 x 4.55m Kitchen/ Breakfast Room 16'3'' x 16'3'' 4.95 x 4.95m

Ensuite Hall Shower Room Laundry Double Store 9'6'' x 9'3'' Bedroom 3 2.90 x 2.82m WC Double 16'10'' x 11'3'' Ensuite Bedroom 4 5.13 x 3.43m Lift Bathroom Lift Utility Double 16'10'' x 11'1'' 12' x 7'2'' Bedroom 5 5.13 x 3.38m 3.66 x 2.18m Double 21'9'' x 11'6'' Ensuite Boiler Drawing Bedroom 6 6.63 x 3.51m Shower Room Room Office Void B 17' x 13' Room 10'3'' x 5'1'' 21'10'' x 16'5'' 11'5'' x 8'10'' 5.18 x 3.96m Entrance 3.12 x 1.55m 6.65 x 5.00m 3.48 x 2.69m Hall

Linen

Ensuite Store 10'6'' x 7'3'' Shower 10'6'' x 10'3'' Room Mezzanine/ 3.20 x 2.21m 3.20 x 3.12m Sitting Area Vestibule

Ground Floor First Floor

Patio 19'9" x 14' 6.02 x 4.27m (approximate)

The lower floor can be accessed via the striking staircase or the lift. This floor has a peaceful atmosphere and all five bedrooms are orientated towards the garden with doors to the outside. All of the bedrooms are generous doubles and benefit from en suite bath or shower rooms. Also on this floor is the laundry room and boiler room. On the half landing, between the two floors, there is a small room which would work nicely as a study. Outside, there is a beautifully kept, private garden which has a large lawn area with attractive borders. The house is surrounded by mature trees, adding to the sense of privacy. There is gated off street parking as well as the detached double garage. For anyone looking for a stand out Edinburgh home, this is a fantastic opportunity. The scale of the house and the spaces that the architect has created will provide a wonderful lifestyle and a unique, private home within easy reach of the city centre.

Features include: • Spacious and flexible accommodation. • A prime location within easy reach of all that the city centre has to offer. • Ground source heating. • Private parking and a double garage. • Over 5000 sq. ft. of contemporary accommodation. • Large private garden. • Excellent storage. The property is currently classified as commercial but will convert nicely to residential, subject to the usual planning consents. Lorn Macneal Architects designed the building and are happy to advise on any potential changes. An indication of changes to the kitchen and dining area has already been provided and is available upon request.

Location Murrayfield is long established as one of the most desirable suburbs of Edinburgh. Situated just over a mile from the city centre, the area is convenient for access out of town to the airport. There are excellent road links and regular buses run frequently in both directions. The area is particularly popular with families, with schools including St. George’s School for Girls, Erskine Stewart’s Melville Schools, Fettes College and The Edinburgh Academy all within easy reach. Murrayfield Golf Course is located close by and Ravelston Golf Club is also within walking distance. There are a number of other sporting and leisure facilities close by, including the Murrayfield Ice Rink and picturesque walks along the Water of Leith. There is further walking and a stunning view of the city from Corstorphine Hill. A good range of local shops are available in Roseburn and Stockbridge.

Financial Guarantee/ Anti Money Laundering All offers to purchase the property (regardless of whether the offer is on a cash basis or subject to loan funding) must be accompanied with evidence of Source of Funds. This can be in the form of a bank statement showing the purchase price, a financial reference from a bank/funding source, or confirmation from a solicitor that the purchaser has sufficient funds to complete the purchase. In addition, the purchaser must supply certified copies of his/her passport and confirmation of residence in terms acceptable under anti money laundering (AML) legislation. These documents will be required for all individuals who will appear on the title once the transaction is complete.

Connecting people & property, perfectly.

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors. Important Notice: 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos, Videos etc: The photographs, property videos and virtual viewings etc. show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www.knightfrank.com/legals/privacy-statement. Particulars dated October 2020. Photographs dated September 2020. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to [email protected] or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address. Brochure by wordperfectprint.com.