1212 ALBERT TERRACE EDINBURGH

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1 1212 ALBERT TERRACE EDINBURGH

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3 12 Albert Terrace Edinburgh Immaculately presented light filled and generously proportioned privately accessed four-bedroom family home over first and second floors of a semi-detached stone built villa with remarkable views to the Pentland Hills. Situated in the heart of the desirable area of Morningside with a peaceful secluded garden, this impressive family home showcases a sympathetic combination of traditional period features with contemporary decoration and modern top of the range fittings. 3

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5 Accommodation First Floor (entered privately via stone steps to the main door to the property): Entrance vestibule, main hallway, utility room with WC off, open plan kitchen with family room off (also accessed via the hallway), living room, corridor off living room (also accessed via the main hallway), study. Second floor (accessed via wooden staircase): Bedroom one to front, family bathroom, bedroom two to front, master bedroom with en-suite wet room and WC off to rear, bedroom four to rear. Outside Space The property is accessed directly from Albert Terrace via a wooden gate with paved pathway to the side of the lawn leading to the main door of the property. The garden to front is predominantly laid to lawn with an attractive paved patio area as well as timber felt-roofed shed. The garden ground is bounded by low stone wall, hedging, shrubs and wrought iron fencing and offers a peaceful and private idyllic outdoor space sheltered from the road. 5

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7 SITUATION: Situated in Morningside, one of the most popular residential areas of Edinburgh, the property is ideally located to make the most of the abundance of local amenities on offer, whilst benefitting from a remarkably quiet, hideaway cobbled street location. Superb local independent shops, restaurants, cafés, bars and supermarkets, to include Waitrose and Marks & Spencer Simply Food, are easily accessed on foot. The City Centre can be accessed by private or public transport with the City Bypass accessed via the A702 for commuters and onward travel via Scotland s motorway network. The south of the City benefits from some of the finest educational facilities in Edinburgh and the property is ideally located for access to George Watson s College and Edinburgh Napier University. Morningside also offers excellent recreational facilities by way of a theatre and a family run cinema as well as the green spaces of Hermitage of Braid and Blackford Hill Local Nature Reserve nearby with the Pentland Hills for the walkers a short drive along the A702. DESCRIPTION: 12 Albert Terrace has been beautifully maintained to include decoration and upgrading of many features to the highest standard resulting in a contemporary yet classic comfortable family home. The bright and generous accommodation works seamlessly together to provide welcoming and relaxing light filled spaces with outstanding views further south towards the Pentland Hills. The house is set back and sheltered from the road by mature trees and shrubs and its position protects the property from any nearby road noise you would expect from a central location. The modern kitchen with top quality fittings and fixtures provides first class cooking and entertaining space by opening out onto the spacious south facing family room. The main accommodation is as follows: First floor The entrance vestibule leads onto the main large hallway off which all main first floor rooms are accessed. To the left is a clean and fresh utility room/cloakroom with plumbing for white goods and overhead storage. A stylish guest WC is located immediately off utility room. The generous and impressive kitchen has been upgraded to a very high standard to include a top of the range German Bulthaup kitchen with polished stone worktops, Gaggenau integrated appliances and a Siemens induction hob. Stylish floor and wall units offer storage along with the island and there is a large high-level breakfast bar for informal dining. The kitchen has been opened out to lead onto the large family room and both areas enjoy impressive south facing panoramic views of the Pentland Hills. This room benefits from a feature living flame gas fire with decorative surround as well as offering a more formal dining area. The relaxing and comfortable bay windowed drawing room is located to the front of the property with a feature open fire and timber surround. A short corridor, which is also accessed from the main hallway, leads to a compact, well designed study with bespoke shelving and storage on three walls. This room also benefits from a window seat overlooking the garden to front with additional storage capacity below. Second floor Beautiful timber stairs with an ornate wooden balustrade lead to the upper landing off which the restful sleeping accommodation of the second floor is located. Bedroom one to the front offers comfortable sleeping accommodation with bespoke built-in wardrobes/storage. Bedroom two also to the front of the property is a very generous double bedroom with the benefit of two storage cupboards. 7

8 Bedroom three with views to the south is a relaxing, wellproportioned double bedroom. The luxurious and exceptionally spacious master bedroom is placed to the south side of the property with multiple windows to enjoy the views of the Pentland Hills. This ample light filled bedroom enjoys the privacy of a stylish en-suite wet room with WC with top quality fittings throughout. The family bathroom has been fitted to a very high standard with limestone floor and wall tiles, Vileroy & Boch fittings, including large bath with overhead shower, basin and WC as well as ample storage. The property benefits from gas central heating and underfloor heating in the kitchen, family bathroom and en-suite wet room. Traditional features include cornice work, fireplaces and timber framed sash and case windows, all recently refurbished. Excellent storage is afforded by two cupboards in the main hallway, an under-stair cupboard in the front corridor and linen closet on the second-floor landing. Parking is by means of on street zoned residents parking permit. General Remarks 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. Services: Gas central heating, Mains water, drainage, gas and electricity, telephone (subject to BT regulations). Postcode EH10 5EA Outgoings: Council Tax Band Category: G EPC: EPC rating 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 July 2017 First Issue 8

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10 BEDROOM 24' x 15'8 (7.32m x 4.78m) BEDROOM 16'5 x 8'10 (5.00m x 2.69m) BEDROOM 23'5 x 15'4 (7.14m x 4.67m) BEDROOM 13'8 x 12'2 (4.17m x 3.71m) FIRST FLOOR GROSS INTERNAL FLOOR AREA 1431 SQ FT / SQ M STUDY 8'11 x 8'2 (2.72m x 2.49m) IN DRAWING ROOM 24' x 15'3 (7.32m x 4.65m) UP UTILITY ROOM KITCHEN / DINING ROOM / FAMILY ROOM 33' x 23'6 (10.06m x 7.16m) 10 RAISED GROUND FLOOR GROSS INTERNAL FLOOR AREA 1489 SQ FT / SQ M ALBERT TERRACE NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY APPROXIMATE GROSS INTERNAL FLOOR AREA 2920 SQ FT / SQ M All measurements and fixtures including doors and windows are approximate and should be independently verified. Copyright exposure

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12 11 Wemyss Place, Edinburgh, EH3 6DH Edinburgh Glasgow Melrose Berwick Upon Tweed Newcastle Upon Tyne London