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Wester Bower 20 Harlaw Road Balerno Midlothian

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Wester Bower 20 Harlaw Road Balerno Midlothian WESTER BOWER 20 HARLAW ROAD BALERNO MIDLOTHIAN Wester Bower 20 HARLAW ROAD, BALERNO, MIDLOTHIAN A unique detached family home designed to take full advantage of its idyllic setting on the banks of Bavelaw Burn. Incredibly bright, generously proportioned and free flowing double height reception space, with direct access to a south west facing raised deck, complemented by flexible bedroom accommodation. Beautiful landscaped gardens extending to just under half an acre incorporate upper and lower lawns, raised vegetable beds and well stocked borders in addition to a charming path flanking mature woods descending to the burn beneath. SUMMARY OF ACCOMMODATION Ground Floor: Entrance Vestibule, Reception Hall, Galleried Library, Family Room/Bedroom, Study/ Bedroom, Bathroom. Lower Ground Floor: Open Plan Sitting Room/Dining Room/Kitchen, Games Room, Shower Room, Utility Room. First Floor: Master Bedroom with En Suite Bathroom, Two Walk-in Wardrobes, Double Bedroom Two and Double Bedroom Three Sharing Jack and Jill Shower Room. Basement: Two Large Workshops/Offices. Excellent storage including two external stores in addition to an extensive basement currently used as a workshop while offering potential, subject to the necessary consents, to create a self-contained flat. Summerhouse (9’0 x 10’2 / 2.75m x 3.1m) Integral Double Garage and Additional Gated Off Road Parking. Set on the edge of Balerno providing a substantial range of local amenities while the city centre is also within easy reach. WESTER BOWER BALERNO Situation: Situated only 7 miles to the west of Edinburgh’s city centre the thriving suburb of Balerno provides a substantial range of local amenities including doctor and dentist surgeries, library and banks, with the nearby Tesco superstore and the Gyle shopping centre providing more comprehensive services. Local primary schooling is excellent while 0.8 miles from the house is Balerno Community High School, one of the best schools in the Edinburgh area, which has established a reputation for providing pupils with an educational experience, which is effective, enjoyable, and rewarding. The school also offers an adult education programme. The property lies within a convenient distance to the Edinburgh city bypass offering quick access to the M8 and Edinburgh International Airport. The Pentland Hills, Colinton Dell, Water of Leith walkway and the Hillend dry ski slopes are all within a short distance, as are Kingsknowe and Torphin Hill golf courses while some of Scotland’s finest recreational venues are all easily reached. Description: Nestled into the surrounding landscape this intriguing family home was built in 2004 and offers spacious accommodation for modern family living. The design of the house, which is set in an elevated position above Bavelaw Burn, makes excellent use of light and space benefitting from large floor to ceiling picture windows which take full advantage of the stunning outlook and combine with an open plan sitting room/dining room/kitchen with direct garden access, Juliet balconies, oak floors, a magnificent ash staircase, and remote sound system control units with stereo speakers to create a delightful and comfortable home. In addition to zoned central heating throughout the house there is underfloor heating in the principal bathrooms in addition to an active solar thermal heating system that provides effective heating during spring, summer and autumn months that costs some £5 to operate per year.* Timber gates set within impressive stone posts open onto a spacious driveway sweeping past a double garage and terminating to the front of the house. A covered porch leads to the front door in turn leading through a vestibule with cloaks cupboard to an impressive reception hall. Glazed astragal doors open into a galleried landing, a tranquil area set above the open plan living room beneath and flooded with southerly light. The ground floor also accommodates a study and family room, each of which could equally be utilised as a bedroom, served by a large bathroom. Descending to the garden level, the hub of the house takes the form of a striking double height open plan sitting room/dining room/kitchen featuring a large wood burning stove set within a handsome sandstone surround. The kitchen, which is open plan to the reception accommodation is discreetly positioned while being fully incorporated to the rest of the room. Corian work surfaces top attractive units integrating a range of Siemens appliances including a 5 ring gas bob, two ovens, grill, microwave, dishwasher and LG American style fridge freezer. Two sets of French doors provide access to the raised deck and steps descend to the lower lawn, while a return door leads through a utility room to a wonderful games room and shower room. Rising to the first floor allows access to the principal bedroom accommodation comprising a spectacular master bedroom with Juliet balcony giving a delightful aspect of the tree canopy beyond, en suite bathroom and his and hers walk in wardrobes. Two further double bedrooms share a shower room. * See bar chart on page 11. WESTER BOWER BALERNO The house benefits from excellent storage including built in wardrobes in the majority of the bedrooms, Outgoings several store cupboards and access to a partially floored attic, in addition to direct access to the double Council Tax Band Category H. garage from the hall, and two external stores. An extensive basement currently utilised as a heated workshop/office offers potential, subject to the necessary consents, to create a self-contained flat. EPC C An enchanting garden, whose boundary extends to the middle of the river, combines spacious lawns, raised vegetable beds, well stocked borders, a charming summerhouse and a path flanking mature Viewing woods descending to the burn beneath. By appointment through Rettie & Co, 1 India Street, Edinburgh EH3 6HA. Tel: 0131 220 4160. General Remarks Misrepresentations 1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller Fixtures and Fittings nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement All light fixtures and fittings and fitted carpets are included within the sale price. contained in the particulars of the property prepared by the said agent. Services 2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contract in reliance Metered mains water, mains drainage (property surface water drains into Harlaw Burn reducing on the said statements, that he has satisfied himself as to the content of each of the said statements by sewerage costs), gas, electricity, and telephone (subject to BT regulations). 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. Postcode EH14 7AZ 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 Solicitors in any circumstances to give either party any cause for action. Simpson and Marwick, Albany House, 58 Albany Street, Edinburgh, EH1 3QR. Tel: 0131 557 1545. Particulars prepared March 2015 – First Issue WESTER BOWER BALERNO Google Maps - ©2015 Google MASTER BEDROOM 22'3 x 16'9 (6.79m x 5.11m) N BEDROOM 19'10 x 15'10 BEDROOM (6.05m x 4.82m) 16'1 x 12'8 (4.89m x 3.87m) OPEN TO BELOW FAMILY ROOM / BEDROOM 17'5 x 16'9 (5.31m x 5.12m) UPPER FLOOR GROSS INTERNAL FLOOR AREA 1227 SQ FT / 114 SQ M Gallery / Library 20'9 x 4'8 (6.33m x 1.42m ) UP UP DECK STUDY / BEDROOM GARAGE KITCHEN / 15'8 x 9'6 19'1 x 18'7 (4.77m x 2.90m) DINING ROOM (5.81m x 5.66m ) 26'7 x 20'3 SITTING ROOM (8.11m x 6.18m) 24'9 x 16'8 (7.54m x 5.08m) IN ENTRANCE FLOOR GROSS INTERNAL UP FLOOR AREA 1076 SQ FT / 100 SQ M MASTER BEDROOM ) m 22'3 x 16'9 M 1 ' GAMES ROOM 85 . 6 (6.79m x 5.11m) OO 1 x R 30'11 x 14'6 x 7 Y ' T WORKSHOP WORKSHOP (9.42m x 4.41m ) 4 m I 1 5 L I 22'9 x 16'10 18'1 x 16'10 4 . T 4 U (6.92m x 5.14m) (5.51m x 5.14m) ( N MASTER BEDROOM 22'3 x 16'9 (6.79m x 5.11m) BASEMENT LOWER FLOOR N GROSS INTERNAL GROSS INTERNAL FLOOR AREA 689 SQ FT / 64 SQ M FLOOR AREA 1755 SQ FT / 163 SQ M 20 Harlaw Road, Balerno, Attic Heat Harvester System 2014 Performance HARLAW ROAD NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY MASTER BEDROOM 22'3 x 16'9 APPROXIMATE GROSS INTERNAL FLOOR AREA 4747 SQ FT / 441 SQ M (6.79m x 5.11m) EXTERNAL GARAGE AREA & VOIDBE DR35O5O SMQ FT / 33 SQ M MASTER BEDROOM APPROXIMATE GROSS INTERNAL FLOOR 1A9R'1E0 Ax 1551'1020 SQ FT / 474 SQ M 22'3 x 16'9 BEDROOM (6.05m x 4.82m) (6.79m x 5.11m) 16'1 x 12'8 (EXCLUDING VOID) (4.89m x 3.87m) All measurements and xtures including doors and windows N are approximate and should be independently veried. Copyright © exposure N www.photographyandoorplans.co.uk BEDROOM OPEN TO BELOW 19'10 x 15'10 BEDROOM (6.05m x 4.82m) FAMILY ROOM / 16'1 x 12'8 BEDROOM (4.89m x 3.87m) 17'5 x 16'9 (5.31m x 5.12m) UPPER FLOOR GROSS INTERNAL MASTER BEDROOM FLOOR AREA 1227 SQ FT / 114 SQ M 22'3 x 16'9 Gallery / (6.79m x 5.11m) LiObrPEarNy TO BELOW 20'9 x 4'8 FAMILY ROOM / (6.33m x 1.42m ) BEDROOM 19'1B0E xDR 15O'1O0M BEDROOM (6.05m1 7x '45.
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