45 CRAIGCROOK ROAD EDINBURGH

45 CRAIGCROOK ROAD EDINBURGH

45 Craigcrook Road Edinburgh An exceptional, detached home with elegant and beautifully presented accommodation, enjoying a secluded position within an exclusive cul de sac in the popular Blackhall area. Within easy access of a range of excellent amenities, the property enjoys generous, landscaped garden, ample offstreet parking and a double garage.

Accommodation Ground floor: vestibule, reception hallway, sitting room, family room/kitchen, dining room/ screen room, study, utility room, inner hallway/cloaks, WC, under-stairs cupboard and conservatory. First floor: Master bedroom with dressing area and ensuite bathroom, guest double bedroom with ensuite showerroom, two further double bedrooms, single bedroom and family bathroom Extensive, part-floored attic space and excellent storage throughout Garden and grounds: Driveway parking and double garage. Spacious gardens predominately laid to lawn with well-stocked herbaceous beds and mature trees. SITUATION: Blackhall is an established residential area, just over 3 miles north west of the city centre allowing easy access into the west end by either bus, car or foot, yet also being conveniently located for the City Bypass, Edinburgh International airport and the motorway links to the North, South and West. A desired area for many families, some of Edinburgh s finest schools including The Mary Erskine School, Stewart s Melville College and St George s School for Girls are within walking distance of the property whilst excellent local schooling is provided by Blackhall Primary and The Royal High School. A selection of shops can be found in Blackhall itself with larger facilities at Craigleith Retail Park including a Sainsbury s Supermarket and a Marks & Spencer. For the outdoor enthusiast there are several golf courses in the immediate vicinity, easy access to the Water of Leith walkways, Edinburgh s disused railway network and numerous walks on Corstorphine Hill as well as the adjacent Ravelston Woods. Also nearby are wonderful beachside walks along the promenade at Cramond and the banks of the River Almond. DESCRIPTION: 45 Craigcrook Road is an impressive detached family home set within a small, exclusive cul de sac which has a delightful dovecot and visitor s parking. Built in 1999 this beautifully proportioned and presented accommodation offers versatile family accommodation over two floors. Entrance vestibule opening to the spacious reception hallway. Under-stairs cupboard, inner hallway/cloaks area with shelved cupboard. Dual aspect sitting room with bay window and an attractive fireplace with living flame gas fire. Large breakfasting kitchen/family room fitted with a range of base and wall units and central island, topped with granite work surfaces and integrated appliances including a 4 ring gas burner with extractor hood, electric double oven, dishwasher and a freestanding fridge freezer. Door to the family room. Dining room/screen room which is currently fitted with a projector and pull-down screen. French doors to the conservatory.

Impressive and incredibly spacious Mozolowski and Murray conservatory with direct access to the rear garden. Large study to the front with built-in shelving. Utility room with base, open shelving, sink unit, washing machine, tumble dryer, large storage cupboard and side door to the driveway. Guest WC. Turned carpeted stair leading to first floor landing. First Floor: Bright and spacious upper landing with French doors opening to the front balcony. Master bedroom with bay window and dressing area fitted with extensive storage. Spacious ensuite bathroom, with shower unit, roll-top bath with shower attachment, twin wash hand basins and a WC. Guest double bedroom with ensuite showerroom and built-in storage. A further two double bedrooms with built-in wardrobes. Single bedroom with fitted wardrobes. Family bathroom; bath with shower attachment, shower unit, WC and wash hand basin. Shelved cupboard. Ceiling hatch with Ramsay ladder providing access to the part-floored attic space. Garden/Grounds: Driveway providing additional off-street parking and access to the double garage. Large, beautifully maintained, established gardens predominately laid to lawn, with a paved area, shrubs, beds and mature trees. The back garden is fully enclosed and therefore ideal for children and/ or pets. General Remarks Fixtures and Fittings: All light fixtures and fittings and fitted carpets are included within the sale price. Services: Mains water, mains drainage, gas, electricity, and telephone (subject to BT regulations). Gas central heating with electric radiators in the conservatory. Discreet solar panels to the rear of the property. Car charging point.

Postcode: EH4 3PH Outgoings: Council Tax Band Category: H EPC: tbc Viewing: By appointment through Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: 0131 220 4160. 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 May 2016 First Issue

Craigcrook Road, Edinburgh, Midlothian, EH4 3PH 2012 l obb paul by desi gned Approx. Gross Internal Area 3319 Sq Ft - 308.34 Sq M Garage Approx. Gross Internal Area 351 Sq Ft - 32.61 Sq M For identification only. Not to scale. SquareFoot 2016 Conservatory/ Dining Room 26'3'' x 13'11'' 8.00 x 4.24m Bedroom 4 11'11'' x 9'5'' 3.63 x 2.87m Family Room/ Kitchen 23'2'' x 15'6'' 7.06 x 4.72m Bedroom 3 12' x 11'2'' 3.66 x 3.40m Bedroom 5 11'11'' x 8'6'' 3.63 x 2.59m Dining Room/ Screen Room 14' x 12'3'' 4.27 x 3.73m Utility 6'10'' x 6'3'' 2.08 x 1.90m Bathroom Ensuite Bathroom Hall Dressing Room WC Garage 19'2'' x 18'8'' 5.84 x 5.69m Sitting Room 22'10'' x 16'4'' 6.96 x 4.98m Vestibule 7'10'' x 6'10'' 2.39 x 2.08m Study 13'6'' x 10'9'' 4.11 x 3.28m Master Bedroom 16'6'' x 16'1'' 5.03 x 4.90m Porch Ground Floor Ground Floor Ensuite Shower Room Balcony First Floor Bedroom 2 13'1'' x 11'2'' 3.99 x 3.40m

11 Wemyss Place, Edinburgh, EH3 6DH 0131 220 4160 mail@rettie.co.uk www.rettie.co.uk Edinburgh Glasgow Melrose Berwick Upon Tweed Newcastle Upon Tyne London