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Home , Forth Road Bridge, Inverkeithing, North Queensferry, Queensferry Crossing

Tigh-Na-Mara •

Tigh-Na-Mara 25 FERRYHILLS ROAD • NOR TH QUEENSFERRY • FIFE • KY11 1HE

Edinburgh City Centre 13 miles, Airport 10 miles A beautifully presented traditional family house situated in a stunning elevated position overlooking the of Forth

Kitchen with pantry, drawing room, dining room, sitting room, workshop, conservatory, utility room, TV room, reading room, shower room

Five bedrooms (3 with en suite), family bathroom, home office (bedroom 6)

Mature gardens. Parking area. Garage (four cars). Outhouses

EPC Rating = D

Savills Wemyss House, 8 Wemyss Place, Edinburgh EH3 6DH 0131 247 3700 [email protected]

Directions From Edinburgh travel north on the A90 over the . Take the first exit left, following the signs for , and then continue under the M90 and past the Ferrytoll Park and Ride, before taking the first right onto Ferryhills Road. Follow the road up the hill into North Queensferry. The drive to Tigh-Na-Mara is the second on the right.

Situation Tigh-Na-Mara sits in an elevated position with awe-inspiring views to the east over the estuary of the and towards East and Fife. It is very conveniently positioned for commuting to Edinburgh, , Perth and even to Glasgow. The junction to the M90 is about a mile away with the opening of the (new bridge) scheduled for 2016.

The village railway station is on the Edinburgh and , with journey times of about 17 minutes to Edinburgh Haymarket, 25 minutes to Edinburgh Waverley and 10 minutes to . Main line connections are available at nearby Inverkeithing, and there are Park and Ride facilities at both Inverkeithing and Ferrytoll. Edinburgh International Airport is within about 11 miles and the motorway network is within easy reach.

North Queensferry is a peaceful village offering a range of amenities which include a primary school, convenience store, several hotels, restaurants including The Wee Restaurant which has a Michelin star, and public houses. Nearby Dunfermline and Inverkeithing provide secondary schooling and a wide range of retail, business and leisure facilities. There is a school bus service from North Queensferry for Mary Erskine and Stewart’s Melville schools, which is used by several local residents.

The nearby is ideal for walkers and runners. The North Queensferry Boat Club is a haven for the sailing set and golfers are also well catered for with a number of golf courses in the surrounding area, the nearest being at Aberdour and Pitreavie.

Description Tigh-Na-Mara is a wonderful traditional family house dating back to approximately 1910. The house is situated at the top of Ferryhills Road in North Queensferry and benefits from superb views to the east down the estuary of the Firth of Forth. The accommodation is extremely well presented and features an abundance of traditional character throughout.

A flagstone path leads from the garage and parking area past the front of Tigh-Na-Mara and to the charming entrance portico which has character brick archways. A front door with fanlight over leads into the entrance porch which is fitted with full height cloak cupboard. A double partially glazed inner door and fanlight over leads into the main entrance hall. The principal ground floor accommodation is all set off here.

The kitchen features a range of fitted base and wall units with granite work surfaces and an integrated Canon range cooker with six hobs and a warming plate over. Other integrated appliances include a dishwasher and a free-standing American-style LG fridge-freezer which is also included in the sale. There is an integrated double sink set in front of the window which has views over the rear garden. The pantry cupboard is fully shelved and also features a fitted freezer. A door from the kitchen leads into the utility room. This is plumbed for a washing machine, dishwasher and tumble dryer, and has a range of fitted units and storage cupboards. A door from here leads out to the side of the house.

The dining room is set off the main entrance hall and has large bay window with views towards the Firth of Forth. It also has an open fireplace with marble surround and timber mantle as well as decorative internal windows with a door leading into a separate drinks room. The adjacent drawing room is superb and has a wonderful range of traditional features. These include decorative cornicing, a gas fireplace with decorative iron inset and tiled surround with large timber mantlepiece as well as double doors which open it up into the entrance hall. Again, there are stunning easterly views provided through the bay window. A door from the drawing room leads into a TV room and a reading room beyond which has a door out to the north garden. The sitting room is also approached from the entrance hall and has fitted book shelves as well as a multi-fuel stove which operates as an auxiliary system heating four additional radiators in the bedrooms upstairs. Glass double doors lead into the conservatory which overlooks the rear garden with doors leading out onto the terrace. A further door from the sitting room leads into the workshop with fitted work bench and storage cupboards.

From the entrance hall a staircase with decorative balustrades leads up to the first floor landing. The landing is provided with ample natural light thanks to the large skylight above. The master bedroom offers views of the Firth of Forth towards Edinburgh with East Lothian beyond. It also has two fitted wardrobes as well as an en suite bathroom with twin wash hand basins, traditional style WC, cast iron roll top bath with shower attachment and separate shower cubicle. There are a further four double bedrooms, two of which have en suite shower rooms. The family bathroom is at the end of the landing through an archway and has a WC, wash hand basin, bath and separate shower cubicle.

The staircase continues up to the second floor. At the top of the stairs there is good attic space and a linen cupboard. A door leads into the magnificent home office (which could also be used as a bedroom). It has panoramic views over the Firth of Forth to the east, and the gardens to the west. Exposed timber beams and full height windows give it fantastic character. Glazed double doors off lead onto the roof terrace which offers excellent space for outdoor entertaining with views to the west towards the Ochil Hills and over the neighbouring countryside. At the end of the room a door leads into further attic space which could be converted into a further en suite bathroom.

Outside Tigh-Na-Mara sits in beautifully presented mature gardens. The house is approached through stone pillars with electric gates which lead to the parking area and there is access to the large garage which has room for four cars. There is a separate area for storing logs and a trailer. Stone steps lead through terraced flower beds and up to the front garden. This is principally laid to lawn but surrounded by well-stocked borders featuring a range of mature shrubs and trees. The rear garden is also principally laid to lawn and offers ample privacy thanks to hedges and stone walls. Again there are well-stocked flower beds and mature trees. There is an excellent range of outbuildings including a dog kennel, a garden shed and a large brick-built garden store with adjacent wood store and coal bunker.

Tigh-na-Mara, Plant Nursery Store 25 Ferryhills Road, 4.95 x 1.60 16'3'' x 5'3'' North Queensferry,

Fife, KY11 1HE Garden Balcony Coal e Store 5.99 x 2.11 r

Store o t 2.08 x 2.01 19'8'' x 6'11'' S

2.79 x 2.67

d 6'10'' x 6'7'' (approximate) 9'2'' x 8'9'' o Eaves o Storage Gross internal area (approx) W 459.95 sq.m (4951 sq.ft) Garage Store Gross internal area (approx) 4.95 x 2.34 (Store) 16'3'' x 7'8'' Potential 57.41 sq.m (618 sq.ft) En-suite Office/ 3.76 x 2.39 Stores & Plant Nursery Bedroom 6 12'4'' x 7'10'' 8.08 x 5.08 Gross internal area (approx) 26'6'' x 16'8'' 27.03 sq.m (291 sq.ft) For Identification Only. Not To Scale. © SquareFoot 2016. Eaves Storage Conservatory 3.73 x 2.82 Second Floor 12'3'' x 9'3''

Pantry Workshop 3.66 x 2.26 Utility 12' x 7'5'' Ensuite 4.09 x 2.11 Kitchen Shower Bedroom 2 4.39 x 4.06 13'5'' x 6'11'' 4.44 x 4.04 Room 14'5'' x 13'4'' Ensuite 14'7'' x 13'3'' Shower Sitting Bedroom 3 Room Room 5.69 x 4.67 6.71 x 4.67 18'8'' x 15'4'' 22' x 15'4'' Utility

Shower Bathroom Room

Bedroom 5 Hall Hall Hall 9.52 x 2.26 31'3'' x 7'5'' Vestibule Reading Room 5.11 x 2.26 16'9'' x 7'5''

Garage 9.88 x 5.69 Ensuite 32'5'' x 18'8'' Bathroom Master Bedroom Study/ Dining Drawing 7.65 x 4.65 Bedroom 4 Room Room 25'1'' x 15'3'' 8.08 x 4.67 7.01 x 4.65 8.31 x 4.67 26'6'' x 15'4'' 23' x 15'3'' 27'3'' x 15'4'' TV Porch Room 3.71 x 3.05 3.86 x 2.26 12'2'' x 10' 12'8'' x 7'5''

Ground Floor First Floor General Remarks

Services Mains water, gas, drainage and electricity. The central heating is provided by a mains gas- fired boiler and an auxiliary multi-fuel stove in the sitting room which provides heat to four additional radiators in the bedrooms.

Local Authority Tigh-Na-Mara is situated in Fife Council Tax Band H.

Fixtures and Fittings All fitted curtains, carpets, blinds and integrated white goods are included in the sale. The light fittings are also included in the sale except for those in the entrance hall and dining room.

Servitude rights, burdens and wayleaves The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves, including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes, whether contained in the Title Deeds or informally constituted and whether referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied himself as to the nature of all such servitude rights and others.

Offers Offers, in Scottish legal form, must be submitted by your solicitor to the Selling Agents. It is This plan is based upon the Ordnance Survey intended to set a closing date but the seller reserves the right to negotiate a sale with a single party. map with the sanction of the Controller of HM Stationery Office. Crown copyright reserved. All genuinely interested parties are advised to instruct their solicitor to note their interest with the Licence 100041908. NOT TO SCALE Selling Agents immediately after inspection.

Deposit A deposit of 10% of the purchase price may be required. It will be paid within 7 days of the conclusion of Missives. The deposit will be non-returnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents.

VIEWING Strictly by appointment with Savills on 0131 - 247 3700.

IMPORTANT NOTICE Savills, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact, unless the same is incorporated within a written document signed by the Sellers or on their behalf satisfying the requirements of Section 3 of the Requirements of Writing () Act 1995 or is granted in pursuance of any such document. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or

This plan is based upon the Ordnance Survey other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy map with the sanction of the Controller of HM Stationery Office. Crown copyright reserved. themselves by inspection or otherwise. Licence 100041908. NOT TO SCALE HM – Brochure prepared February 2016