405 lanark road rating: e colinton eh13 0nh · diningroom with bay window & large walk-in...

405 LANARK ROAD COLINTON EH13 0NH

OFFERS OVER£425,000

Energy EfficiencyRating: E

Jardine Phillips 205 Morningside Road Edinburgh EH10 4QP

Solicitors • Estate Agentst 0131 446 6850 f 0131 446 6859

e [email protected]

This distinctive property, built circa 1935, is full of character andcharm with beautifully presented family sized accommodation ontwo floors. This delightful home enjoys larger than average gardenswhich are not only well stocked with a multitude of colourfulplants, flowers and trees but are also most productive with a herbgarden and a variety of soft fruits and fruit trees. The property alsohas the advantage of a garage, greenhouse and a new gardenroom/home office.

VIEWINGBy appointment telephone the sellers on

0131 441 3307 or selling agents on 0131 446 6850

• Entrance Vestibule

• Hall with feature timber panelling, large walk-in cupboard & understairstorage area

• Bright Sittingroom with triple window, round window and French door togarden

• Diningroom with bay window & large walk-in cupboard

• Library/Bedroom 3, a fine room with triple window to the front

• Kitchen with cream coloured units, appliances and larder

• Bathroom with white three piece suite and shower over the bath

• 2 double Bedrooms upstairs with views over rooftops to Fife from the front

• Spacious Bathroom with traditional style white suite

• Cornices, picture rails and natural wood floors

• Double glazed windows

• Gas central heating

• Security Alarm

• Garage with drive-in to the front

• New Garden Room/Home Office

• Delightful gardens, beautifully maintained and structured

LOCATION Pleasantly located in a very popular residential area in a mixture of styles, thisdesirable property, on an elevated site, is close to many amenities in the

immediate area including pleasant walks along the Water of Leith Walkway,Spylaw Park and Colinton Dell. Kingsknowe Golf course and the recreationalgrounds in Dovecot Park are also near at hand and the old Village of Colintonoffers many more amenities, local shops, bars and restaurants. The house is inthe catchment area for Juniper Green Primary School and Currie HighSchool. There is a Railway Station at Kingsknowe which travels into the CityCentre, a halt close to the Asda Superstore, and a variety of bus services runfrom the main road to the City and other parts of Edinburgh, although thearea is well located for access on to the City Bypass, to the Airport andGogarburn and then to the motorway network across Scotland.

ACCOMMODATIONHallSittingroom 5.32m x 3.66m (17'5" x 12')Diningroom 3.96m x 3.83m (12'11" x 12'6")Library/Bedroom 3 4.3m x 4.13m (14'1" x 13'6")Kitchen 3.92m x 3.66m max (12'10" x 12')Bathroom 1 2.42m x 1.79m (7'11" x 5'10")Bedroom 1 3.95m x 3.69m (12'11" x 12'1")Bedroom 2 4.19m x 3.33m (13'8" x 10'11")Bathroom 2 2.25m x 2.21m (7'4" x 7'2")Garage 5.45m x 2.95m (17'10" x 9'7")

Garden Room/Home Office 3.66m x 3.05m (12’ x 10’)

GARDENThe gardens are beautifully maintained and landscaped, and include a rockerygarden to the front on three levels. A hedge separates this area from the lawnbehind with its red chipped pathway leading to the front door and a veryattractive and colourful flower bed and raised garden to the side with pondand water feature. There is a useful herb garden to the rear of the kitchen.

Beyond the gardens face south east and include a lawn with deep flowerborders filled with plants, shrubs and mature trees. Beyond this there is agreenhouse and large fruit garden.

GARAGEA tarmac drive which can accommodation up to 4 cars leads up to the garagewhich has an up and over door, light, power and three windows.

OUTBUILDINGS Behind the garage is a new Garden Room/Home Office (12’ x 10’). This spacehas light and power and proves an excellent addition to the property as it hasmany uses.

EXTRASThe fitted carpets, blinds, electric fire, electric cooker, cooker hood,fridge/freezer and washing machine are included in the sale together with theshed and greenhouse. Please note that the light fittings in the vestibule,sittingroom, hall and library are excluded from the sale, as are the gardenstatues.

HOME REPORT VALUATION£445,000

DIRECTIONSTravelling south west out Lanark Road, continue past Craiglockhart andKingsknowe and No 405 is on the left hand side just after the opening forHailes Gardens.



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Prospective purchasers are requested to note formal interest with the Selling Agents through their Solicitors as soon as possible after viewing, in order that they may be keptadvised of any closing date. The sellers reserve the right to sell without imposing a closing date and do not bind themselves to accept the highest offer or any offer.

While these particulars are believed to be correct, their accuracy is not warranted and they do not form part of any contract. Detailed measurements ought to be takenpersonally.

None of the services or appliances within the property have been tested by the Selling Agents; therefore no warranty can be given as to their condition.

No responsibility can be accepted for any expenses incurred travelling to properties which have been sold or withdrawn.



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405 lanark road rating: e colinton eh13 0nh · diningroom with bay window & large walk-in...

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