31 INVERLEITH ROW EDINBURGH 31 Inverleith Row Edinburgh A substantial and beautifully presented semi-detached Victorian house set within the Inverleith Conservation Area benefitting from outstanding views to the rear over the Royal Botanic Garden extending to Corstorphine Hill to the West and Edinburgh Castle and the Pentland Hills to the south. The accommodation, which is arranged over three floors, has been remodelled and extended by the present owners to create a superb family home. Inverleith, regarded as one of the most sought after residential locations in the city, benefits from easy access to nearby Stockbridge, Inverleith Park and the Royal Botanic Garden while also being within a short walk of the city centre. SUMMARY OF ACCOMMODATION Ground Floor: Entrance Vestibule, Reception Hall, Sitting Room, Dining Kitchen, Family / Garden Room, Shower Room. First Floor: Drawing Room, Master Bedroom with En Suite Dressing and Shower Room, W.C. Second Floor: Four Further Double Bedrooms, Bathroom. To the front lies a well maintained lawn while to the rear a pretty south west facing garden gives direct access to the mews lane and single garage. Permit parking is also available in the mews lane. Situation: Located within the Inverleith Conservation Area to the north of the New Town and within walking distance of the city centre, Inverleith Row runs parallel to the eastern boundary of the Royal Botanic Garden. There are nearby shops, cafes and restaurants in both Canonmills and Goldenacre, while a short walk along the picturesque Water of Leith leads to an eclectic range of shops, restaurants and bars in Stockbridge. The entrance to the Royal Botanic Garden lies a few hundred metres from the house, while the open spaces and sports facilities of Inverleith Park are close by. A network of public footpaths and cycle paths utilising disused railway lines can also be accessed from the end of adjacent Eildon Terrace. There are a number of schools nearby both in the public and private sector including Fettes College and The Edinburgh Academy, both of which are within a short walk. Description: Built circa 1870, number 31 Inverleith Row is a delightful C Listed house enjoying an enviable position flanking a cobbled mews lane and benefitting from an open outlook to the front over playing fields and to the rear over the Botanic Gardens. The elegantly presented accommodation boasts generous proportions and fine refurbished period features including a tiled floor in the vestibule, stripped timber floors throughout the majority of the remainder of the house, deep and detailed cornicing, period fireplaces, broad skirting boards, Edinburgh press cupboards, and sash and case windows with working shutters, combined with a modern yet traditionally styled kitchen and a contemporary extension to create a wonderful property ideal for family living. A paved path flanking the front garden, which has General Remarks been laid with an astroturf lawn and well stocked beds, leads to the front door. Passing through an Fixtures and Fittings: entrance vestibule, providing useful cloaks storage All light fixtures and fittings, fitted carpets, curtains space, and a glazed door gives access to a bright and white goods are included within the sale price. reception hall featuring a tall archway and allowing a direct line of sight through the kitchen to the Services: garden beyond. To the front of the house is a Mains water, mains drainage, gas, electricity, and sitting room featuring a timber mantelpiece housing telephone (subject to BT regulations). a coal effect gas fire framed by an Edinburgh press cupboard on either side, while to the rear Postcode a wonderful family kitchen fitted with an original EH3 5QH French dresser and complementary bespoke units topped with granite work surfaces incorporates Solicitors: a Belfast sink, Rangemaster cooker, dishwasher, Russell and Aitken American style fridge freezer, washing machine and tumble dryer. The kitchen provides direct Outgoings: access via an astragal door to a wonderful family Council Tax Band Category G. room fitted with a coal effect gas stove and a wall of sliding doors seamlessly combining the garden EPC: with the house. A traditionally styled shower room E laid with underfloor heating completes the ground floor accommodation while good storage space Viewing: is accommodated by means of an under stair By appointment through Rettie & Co, 1 India cupboard in the hall, shelved store in the family Street, Edinburgh EH3 6HA. Tel: 0131 220 4160. room, in addition to a cleverly concealed fitted workstation providing additional storage space. Misrepresentations: 1. The property is sold with all faults and defects, A turned stair rises to the first floor via a striking whether of condition or otherwise and neither arched stained glass window. A drawing room, the seller nor Rettie & Co, the selling agent, are spanning the full width of the house, provides an responsible for such faults and defects, nor for ideal setting for more formal entertaining, with its any statement contained in the particulars of the tall sash and case windows providing an open property prepared by the said agent. outlook over the adjacent playing fields while also featuring a white marble mantelpiece housing a 2. The Purchaser(s) shall be deemed to working fireplace. To the rear, the master bedroom acknowledge that he has not entered into contract has a delightful outlook over the cobbled mews in reliance on the said statements, that he has and Botanic Garden greenhouses beneath while satisfied himself as to the content of each of the also benefitting from the recent addition of an en said statements by inspection or otherwise and suite dressing area and contemporary shower that no warranty or representation has been made room. An additional W.C. has been integrated by the seller or the said agents in relation to or in into a former under stair cupboard. Ascending to connection with the property. the top floor leads to four further charming double bedrooms, those to the rear with far-reaching 3. Any error, omission or mis-statement in any of the views over the Royal Botanic Garden extending said statements shall not entitle the purchaser(s) to to Corstorphine Hill to the West and Edinburgh rescind or to be discharged from this contract, nor Castle and the Pentland Hills to the south, and entitle either party to compensation or damages a family bathroom. A large walk in store provides nor in any circumstances to give either party any excellent storage space. cause for action. To the rear of the house, and with access either Particulars prepared July 2015– First Issue from the house itself or from a gate or garage, both of which lead directly to the mews lane, the garden is a beautifully maintained space, again laid with an astroturf lawn and featuring a raised herbaceous border, bowed wall originally forming part of a turning circle for carriages, paved terrace and barbeque area. IN SITTING ROOM DRAWING ROOM BEDROOM BEDROOM 17'5 x 15'4 20'11 x 17'10 17'9 x 10'3 17'9 x 10'3 (5.31m x 4.67m) (6.38m x 5.44m) (5.41m x 3.12m) (5.41m x 3.12m) UP UP DRESSING ROOM UP KITCHEN / BEDROOM DINING ROOM 13'8 x 11'2 BEDROOM BEDROOM 21' x 14'2 (4.17m x 3.40m) 15'7 x 9'10 15'7 x 10'4 (6.40m x 4.32m) (4.75m x 3.00m) (4.75m x 3.15m) FIRST FLOOR SECOND FLOOR GROSS INTERNAL GROSS INTERNAL FLOOR AREA 866 SQ FT / 80.5 SQ M FLOOR AREA 903 SQ FT / 83.9 SQ M GARDEN ROOM 19'5 x 11'3 N (5.92m x 3.43m) INVERLEITH ROW NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY APPROXIMATE GROSS INTERNAL FLOOR AREA 2897 SQ FT / 269.2 SQ M GROUND FLOOR (INCLUDING AREAS OF RESTRICTED HEIGHT) GROSS INTERNAL All measurements and fixtures including doors and windows FLOOR AREA 1128 SQ FT / 104.8 SQ M 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 Edinburgh Glasgow Glasgow West End Melrose Berwick Upon Tweed Bearsden London.