18 ROAD

18 Oxgangs Road Fairmilehead, Edinburgh

A stylish south facing detached home comprehensively refurbished using the best in contemporary design and fittings to provide beautifully presented and bright free flowing accommodation in a peaceful setting with outstanding views towards the to the south and Blackford Hill to the north. Pretty front garden and a fully established rear garden.

SUMMARY OF ACCOMMODATION Ground Floor: Entrance Vestibule, Reception Hall, Sitting Room, Open Plan Kitchen/Dining/ Family Room, Two Double Bedrooms, Shower Room, Utility Room.

First Floor: Master Bedroom with En Suite Shower Room, Further Double Bedroom, Bedroom Five, Bathroom.

Excellent storage including loft and eaves access in addition to an extensive basement spanning the entire floor plate of the house.

Driveway Parking and Integrated Garage

Situation: Fairmilehead is a popular residential area around 4 miles south of the city centre and within easy reach of the wonderful parkland and a choice of golf courses in both the Braid and Pentland Hills. Nearby Morningside offers a variety of amenities including a wide range of shops, Waitrose and Marks & Spencer food halls, a theatre, cinema and an excellent selection of restaurants and bars. Primary and secondary schooling is available nearby with private schooling at George Watson’s College, George Heriot’s School and Castle School. Situated within the city bypass, Oxgangs Road is extremely well located for road access both into the city centre and south to Edinburgh International Airport and central ’s motorway network.

Description: 18 Oxgangs Road is approached via a gravel sweep flanking a south facing lawn and terminating at the front of the house.

Significantly extended in recent years, the accommodation now provides bright and spacious rooms arranged in an ideal layout for modern family living and entertaining including a wonderful family kitchen with direct garden access, while large windows and broad skylights maximise the natural light spilling into the house. The use of solid oak throughout, wood burning stoves in the sitting room and kitchen/ dining/family room, a contemporary kitchen and luxurious bathrooms fitted with Roca and Abode fixtures and sanitaryware combine to create a comfortable yet elegant home with open aspects to the front and rear. Entrance to the house leads via a tiled vestibule large lawn surrounded by mature trees, shrubs with concealed storage through a glazed door and herbaceous borders combining apple and to the reception hall, a bright area benefitting blossom trees, Rhododendrons, Flame of the from a direct line of sight to the garden beyond. Forest and Eucalyptus. Double sliding doors open into a fantastic open plan space with spectacular outlook through General Remarks wide windows to Blackford Hill and The Royal Fixtures and Fittings: Observatory. Offering flexible space benefitting All light fixtures and fittings, the blackout blinds in the from a wood burning stove with slate hearth, the bedrooms, and the summerhouse are included within current layout allows for a pleasant sitting area the sale price. The washing machine in the utility with floor to ceiling plate glass walls providing a room is excluded from the sale. wonderful vantage point from which to observe the garden, and a dining area set within a bay Services: window both of which are arranged around a Mains water, mains drainage, gas, electricity, and central kitchen. Laid with tiles and featuring sleek telephone (subject to BT regulations). quartz topped units incorporating a large island Postcode with Iroko breakfast bar, the kitchen is fitting with EH10 7AX a range of integrated Bosch, Siemens and Neff appliances including a fridge, freezer, induction Solicitors: Neilsons hob, oven/grill, combination microwave/oven, 2a Picardy Place warming drawer, and dishwasher. A stable door Edinburgh leads from the kitchen to a utility room fitted with EH1 3JT a sink and designated space for washing machine Tel: 0131 556 5522 and tumble dryer while also benefiting from an Fax: 0131 556 3666 electronically operated skylight and direct access to the garage. Returning to the front of the ground Outgoings: floor, and each featuring broad bay windows Council Tax Band Category G. allowing an open outlook to the Pentland Hills EPC: C beyond, are an elegant sitting room featuring a wood burning stove with slate hearth, and a Viewing: double bedroom. A second double bedroom By appointment through Rettie & Co, 1 India Street, overlooking the rear garden, and a wet room style Edinburgh EH3 6HA. Tel: 0131 220 4160. shower room laid with limestone floor complete Misrepresentations: the accommodation at this level. 1. The property is sold with all faults and defects, whether of condition or otherwise and neither Rising to the first floor via a Douglas Fir the seller nor Rettie & Co, the selling agent, are staircase gives access to the principal bedroom responsible for such faults and defects, nor for any accommodation comprising a bright south facing statement contained in the particulars of the property master bedroom with outstanding views towards prepared by the said agent. the Pentland Hills and an en suite wet room, a further double bedroom allowing access to a 2. The Purchaser(s) shall be deemed to acknowledge large store cupboard, bedroom five and a family that he has not entered into contract in reliance on the said statements, that he has satisfied himself bathroom featuring an Iroko topped vanity unit as to the content of each of the said statements with concealed cupboards beneath. by inspection or otherwise and that no warranty or The house benefits from excellent storage representation has been made by the seller or the including Edinburgh press cupboards, an under said agents in relation to or in connection with the stair store, loft and eaves access in addition to property. an extensive basement, with light and electricity, 3. Any error, omission or mis-statement in any of the spanning the entire floor plate of the house and said statements shall not entitle the purchaser(s) to an integrated garage fitted with an electric car rescind or to be discharged from this contract, nor charging point. entitle either party to compensation or damages nor in any circumstances to give either party any cause To the rear of the house and with access from for action. either a paved path flanking the westerly edge of the house or from lit steps descending from Particulars prepared April 2015 – First Issue the kitchen, is an established garden laid with a

IN

GARAGE 14'7 x 9'1 BEDROOM SITTING ROOM (4.45m x 2.77m) 14'1 x 14'1 14'1 x 14'1 (4.29m x 4.29m) (4.29m x 4.29m) N UP EAVES

UP 5'10 x 5'6 UTILITY ROOM (1.78m x 1.68m) MASTER BEDROOM 18'10 x 11'8 (5.74m x 3.56m)

KITCHEN / BEDROOM / DINING ROOM STUDY 33'9 x 11'6 11'11 x 10'11 (10.29m x 3.51m) (3.63m x 3.33m)

BEDROOM 13'1 x 8'10 (3.99m x 2.69m) BEDROOM 12'1 x 8'10 (3.68m x 2.69m)

EAVES

GROUND FLOOR FIRST FLOOR GROSS INTERNAL GROSS INTERNAL FLOOR AREA 1505 SQ FT / 140 SQ M FLOOR AREA 703 SQ FT / 65 SQ M

OXGANGS ROAD NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY APPROXIMATE GROSS INTERNAL FLOOR AREA 2207 SQ FT / 205 SQ M (INCLUDING GARAGE) All measurements and fixtures including doors and windows are approximate and should be independently verified. Copyright © exposure www.photographyandfloorplans.co.uk

11 Wemyss Place, Edinburgh, EH3 6DH 0131 220 4160 [email protected] www.rettie.co.uk

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