88 ST THOMAS ROAD EDINBURGH

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1 88 ST THOMAS ROAD EDINBURGH

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3 8 St Thomas Road Edinburgh An unusual opportunity to purchase a magnificent semi-detached period house with the potential to modernise and create a wonderful family home. This 5-bedroom property is situated in a quiet residential street in the popular Grange neighbourhood and offers off-road parking, a garage and a charming, mature south-facing rear garden.

4 Accommodation Ground floor Vestibule into hallway, living room, dining room, conservatory, kitchen/diner, utility room, shower room, walk in storage cupboard, cloak cupboard. First floor Master bedroom, three further double bedrooms, maid s room/office (accessed via a separate staircase), family bathroom. Outside Space Front driveway with off road parking, front garden, garage, rear garden. SITUATION: The Grange Conservation Area is one of the most desirable residential areas in Edinburgh thanks to its situation on the south side of Edinburgh. 8 St Thomas Road is within walking distance of the boutiques and bistros of Morningside and Bruntsfield, yet retains a sense of peaceful seclusion thanks to the leafy wide streets and plentiful green spaces such as Blackford Hill and the nearby Braid Hills. Morningside and Bruntsfield are well served by supermarkets, including a Waitrose and Marks and Spencer Simply Food a short drive away. For film fans, the privately owned Dominion Cinema is within walking distance, and some of the most historic pubs in the city can be found in Morningside. The south side of Edinburgh has amongst the finest private and state schools in the city, including Merchiston Castle School and nearby George Watson s College. There is easy access to the Edinburgh City Bypass, the airport and Scotland s main motorway networks, as well as plentiful buses to and from the city centre. DESCRIPTION: A beautiful property with well-proportioned rooms and exceptional classical features throughout, including ornate plasterwork and original wooden doors. Although this property would benefit from some modernisation, it retains the charm of the period and the original features have been well-preserved by the owners. Ground floor Traditional vestibule with original tiles, etched glass front door and glazed screen into the inner hall. Generous sitting room with high ceilings, delicate cornicing, a deep bay window, press cupboard and marble fireplace with electric fire. Dining room with full-length twin sash and case windows, feature fireplace and door leading to the conservatory.

5 Conservatory overlooking the garden with exposed stone wall. Kitchen/diner with timber units, window overlooking the garden, double Neff electric oven, four burner electric hob, extractor hood and press cupboard. Very large double aspect utility room with windows overlooking the garden, external back door, wall and floor standing units and sink. Shower room with large, walk-in shower cubicle, WC and wash hand basin. Cloak cupboard with shelves and hanging. Further walk-in under-stair cupboard with shelving. First floor An imposing timber staircase leads to the bright top floor landing with cupola. The master bedroom is of particular note and is exceptionally spacious with stunning arched bay windows, ornate plasterwork, marble and tiled feature fireplace. Second double bedroom featuring twin windows with pine architraves, working shutters, fitted timber library shelving and press cupboard. Two further double bedrooms. Bathroom with shower over bath, WC and wash hand basin. Shelved airing cupboard. The maid s room/study is accessed via stairs from the kitchen, to a sunny space with views over the rear garden. Large partly boarded loft space. Garden The property is reached via a wide driveway with space for several cars to the single garage with up and over door. There is an area of lawn bounded by rose beds and a garden path leading to the front door. The south-facing rear garden is particularly sheltered, with lawn, terraced areas, mature trees, shrubs and planted beds. There is access to the front of the property via the garage.

6 General Remarks IN Fixtures and Fittings: Only appliances specifically mentioned in the particulars of sale are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply. UP SITTING ROOM 22'11 x 14'10 (6.99m x 4.52m) GARAGE 17'9 x 9'7 (5.41m x 2.92m) 13'4 x 9'11 (4.06m x 3.02m) MASTER 23'2 x 14'11 (7.06m x 4.55m) Services: Gas central heating, mains water, drainage, gas and electricity, telephone (subject to BT regulations). KITCHEN 13'10 x 11'5 (4.22m x 3.48m) DINING ROOM 13'9 x 12'10 (4.19m x 3.91m) 13'10 x 11'3 (4.22m x 3.43m) 13'9 x 13'7 (4.19m x 4.14m) UP UTILITY ROOM 16'4 x 8'8 (4.98m x 2.64m) CONSERVATORY 11'10 x 7'4 (3.61m x 2.24m) 16'3 x 8'6 (4.95m x 2.59m) GROUND FLOOR GROSS INTERNAL FLOOR AREA 1313 SQ FT / SQ M FIRST FLOOR GROSS INTERNAL FLOOR AREA 1196 SQ FT / SQ M ST. THOMAS ROAD NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY APPROXIMATE GROSS INTERNAL FLOOR AREA 2509 SQ FT / SQ M EXTERNAL GARAGE AREA 170 SQ FT / 15.8 SQ M TOTAL COMBINED FLOOR AREA 2679 SQ FT / SQ M All measurements and fixtures including doors and windows are approximate and should be independently verified. Copyright exposure

7 Postcode EH9 2LQ Outgoings: Council Tax Band Category: H EPC: E Viewing: By appointment through Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: Misrepresentations: 1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent. 2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contract in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by 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. 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 in any circumstances to give either party any cause for action. Particulars prepared January 2017 First Issue

8 11 Wemyss Place, Edinburgh, EH3 6DH Edinburgh Glasgow Melrose Berwick Upon Tweed Newcastle Upon Tyne London