46 Grange Road Layout 1 17/04/2013 16:42 Page 1

A13878 46 Grange Road_Layout 1 17/04/2013 16:42 Page 1

46 Grange Road Edinburgh A13878 46 Grange Road_Layout 1 17/04/2013 16:42 Page 2 A13878 46 Grange Road_Layout 1 17/04/2013 16:42 Page 3

46 Grange Road Edinburgh | EH9 1UN

An impressively restored detached Victorian house with garden house in the heart of the Grange

First Floor: Double bedroom with en-suite shower room Double bedroom with dressing room and en-suite shower room | Bedroom 4

Garden House: Sitting room | Kitchen | Double bedroom with en-suite bathroom | Store cupboard

First Floor: Master bedroom with en-suite bathroom

Outside: Electric timber security gates | Off-street parking Private gardens

EPC Rating: D A13878 46 Grange Road_Layout 1 17/04/2013 16:42 Page 4 A13878 46 Grange Road_Layout 1 17/04/2013 16:42 Page 5

46 Grange Road 46 Grange Road is an outstanding detached Victorian house located in the heart of the Grange. The house and substantial garden house have been comprehensively extended and refurbished to an exacting standard. In recent years the house has been extended to the east to create an amazing entertaining space. With exposed natural stone and a large glass cupola with folding glass doors leading directly onto the south facing gardens. The sitting room creates the all-important wow factor for a house of this size. The three generous bedroom suites are fitted out with the latest contemporary bathroom fittings.

Garden House Immediately to the west of the main house is a superb garden house finished in dressed stone to blend in with the main house. The house has been finished to the highest level and would be ideal as guest accommodation or a dedicated office space.

Outside The property is approached via electric solid timber security gates providing access to a private driveway with parking for several vehicles. A walled south facing rear garden incorporates a large timber deck area with a Jacuzzi.

Situation Grange Road is pleasantly situated within one of Edinburgh’s Many of Edinburgh’s renowned private schools are also within most desirable areas, The Grange, approximately 2 miles south easy reach, including George Watsons College, George Heriots of the city centre. The area is characterised by fine stone-built School and Merchiston Castle School. For the outdoor houses and is popular with families due to the excellent local enthusiast, The Meadows, Bruntsfield Links and Holyrood Park facilities. The Grange, Bruntsfield and Marchmont all offer an are all within a short distance, as are Prestonfield and The Braids excellent range of services whilst the city centre is only a short golf courses. 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 Sciennes Primary and James Gillespie’s Secondary schools. A13878 46 Grange Road_Layout 1 17/04/2013 16:42 Page 6 A13878 46 Grange Road_Layout 1 17/04/2013 16:42 Page 7

Annex & Coach House GrangeApprox. Road, Gross Internal Area Edinburgh,1909 Sq Ft -EH9 177.35 1UN Sq M For identification only. Not to scale. Approx.© Square Gross Foot Internal Media Area 2013 2819 Sq Ft - 261.89 Sq M Annex & Coach House

Approx. Gross Internal Area

0 1 2 2

b l l lo b u

a b y p

e d i n g

d e 1909 Sq Ft - 177.35 Sq M s For identification only. Not to scale. © Square Foot Media 2013 Bedroom 3 12'3'' x 11'10'' Bedroom 2 Void 3.73 x 3.61m 21'3'' x 14' 6.48 x 4.27m

Master Hall Bedroom Void 31'5'' x 24'10'' 9.58 x 7.57m Dressing Room Wardrobe Wardrobe

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

Wardrobe Ensuite Bathroom

First Floor

First Floor (Annex)

Sitting Room 34'9'' x 20'10'' Kitchen 10.59 x 6.35m Living 10'6'' x 8'9'' Utility Room 3.20 x 2.67m 22'10'' x 15'6'' 6.96 x 4.72m Master Bedroom Dining 15'2'' x 13'11'' Room 4.62 x 4.24m 14' x 13'9'' 4.27 x 4.19m Store Hall Store HW Dressing Room Bathroom Wardrobe Wardrobe Bathroom Bedroom 2 17'5'' x 16'5'' Kitchen 5.31 x 5.00m 14' x 12'3'' Ensuite 4.27 x 3.73m Bathroom Vestibule

Ground Floor Ground Floor (Annex) A13878 46 Grange Road_Layout 1 17/04/2013 16:42 Page 8

General Council Tax 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: 0131 200 2000. Services Mains water, electricity, gas, drainage and gas fired central heating Note The services have not been checked by the selling agents. Fixtures and Fittings All carpets, curtains, white goods, light fittings and the hot tub are all included in the sale price. Entry and Posession The date of entry will be by mutual agreement between the purchaser(s) and the seller. Offers Offers are to be submitted in Scottish legal terms to the selling agents. Prospective purchasers are advised to register their interest in writing after viewing to the selling agents in order to be kept fully informed of any closing date that may be set.

Viewing strictly by appointment with the joint selling agents, Strutt & Parker’s and Rettie & Co.

This is published for the convenience of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Tel: 0131 220 4160 1 India Street, Edinburgh EH3 6HA [email protected] www.rettie.co.uk

Tel: 0131 226 2500 If you require this publication in an alternative format, please contact Strutt & Parker on tel 0131 226 2500. IMPORTANT NOTICE Strutt & Parker and Rettie & Co for themselves and for the Vendors of this property, whose 28 Melville Street, agents they are, give notice that: 1. The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute part of an offer or contract. Prospective purchasers ought to seek their own professional advice. 2. All descriptions, dimensions, areas, reference to condition and necessary permissions for use and occupation and other details are given in good faith, and are Edinburgh EH3 7HA believed to be correct, but any intending purchasers should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each of them. 3. No person in the employment of Strutt & Parker and Rettie & Co has any authority to make or give any representations or warranty whatever in relation to this property on behalf of Strutt & Parker and Rettie & Co nor enter into [email protected] any contract on behalf of the Vendor. 4. No responsibility can be accepted for any expenses incurred by intending purchasers in inspecting properties which have been sold, let or withdrawn. Photographs taken and particulars prepared April 2013. MEASUREMENTS AND OTHER INFORMATION All measurements are approximate. While we endeavour to make our sales particulars accurate and reliable, if there is any point which is of particular www.struttandparker.com importance to you, please contact this ofﬁce and we will be pleased to check the information for you, particularly if contemplating travelling some distance to view the property.