41 LAUDER ROAD GRANGE EDINBURGH

An attractive B Listed semi-detached Victorian villa set on peaceful street within the heart of the Grange Conservation Area. The extensive accommodation, which is arranged over three principal floors, incorporates a wonderful garden level conversion opening directly to a large garden while views from the upper floors extend towards Arthur’s Seat and Salisbury Crags.

Excellent local amenities are available nearby in Marchmont, Bruntsfield and Morningside while the city centre is a short stroll across The Meadows.

SUMMARY OF ACCOMMODATIONGround Floor: Entrance Vestibule, Reception Hall, Sitting Room, Master Bedroom, Double Bedroom Two, Shower Room.

First Floor: Drawing Room, Two Further Double Bedrooms, Bedroom Five, Bathroom.

Garden Level: Kitchen/Breakfast Room, Dining Room, Utility Room, Conservatory, Converted Cellars Incorporating: T.V. Room, Boiler/Boot Room, Cloakroom, Wine Cellar, Cellar, W.C.

Garage

A lawn borders the front of the house while to the rear a magnificent walled garden encompasses a pretty terrace, spacious lawn, fully stocked herbaceous beds and established trees.

41 Lauder RoadGRANGE, EDINBURGH

41 LAUDER ROAD EDINBURGH

SituationLauder Road is situated in the Grange, a prestigious and established residential conservation area, one mile south of the city with gracious stone built houses set within mature grounds. There is excellent shopping in nearby Marchmont, Bruntsfield and Morningside including an eclectic mix of boutique shops, restaurants, coffee shops, delicatessens and bars while Cameron Toll provides further shopping facilities. There is also a Waitrose Supermarket within easy reach while a short drive, or a slightly longer walk, northwards takes you to Edinburgh’s City Centre. Within easy reach are several golf courses and tennis clubs and abundant walking opportunities including the Hermitage, Braid Hills, Blackford Hill, and slightly further afield, The Pentland Hills. Edinburgh is renowned for its public and private sector schooling and the schools nearby include George Watson’s College, George Heriot’s School and Merchiston Castle School. The City Bypass is approximately a mile to the south giving access to Edinburgh International airport, the Forth Road Bridge, and central Scotland’s motorway network.

Description41 Lauder Road (John Paterson, 1867), is a spacious family home which has been refurbished by the current owners throughout their ownership, restoring and reinstating period features including detailed cornices, ornate ceiling roses, sash and case windows with working shutters, brass door furniture, impressive mantelpieces and original Victorian tiles and combining these with a Chris Jones kitchen, Mozolowski & Murray conservatory, underfloor heating and contemporary bathrooms.

Set back from the street behind a low saddleback wall topped with cast iron railings, the approach to the house leads along a paved path with alternative access from the driveway via a flight of steps and gravel pathway bordering the bay window. An arched doorway flanked by colonettes surrounds two-leaf panelled doors opening into an ceramic-tiled vestibule in turn leading into a bright reception hall, flooded with natural light spilling from a large skylight above. To the front of the house, and with a wide west facing bay window featuring decorative panelling and working shutters, the sitting room is a generously proportioned room with a handsome black marble mantelpiece, housing a coal effect gas fire basket, forming its focal point. A short flight of stairs rises to a half landing giving access to the master bedroom and a second double bedroom, both of which have elevated views extending over the garden towards Arthur’s Seat and Salisbury Crags, and a luxurious shower room.

41 LAUDER ROAD EDINBURGH

Ascending to the first floor, the drawing room, which has been reinstated to its original use as the principal reception room to the house, is an elegant room with tall windows flooding the room with westerly light while also featuring a white marble mantelpiece surrounding a coal effect gas fire. The remaining bedroom accommodation comprises two interconnecting double bedrooms to the rear, again with outstanding views to Arthur’s Seat and Salisbury Crags, and a fifth bedroom with pretty arched window set to the front of the house. A traditionally styled bathroom completes the first floor accommodation.

Descending to the garden level gives access to a fantastic range of rooms designed for day-to-day family living, the recent addition of an elegant conservatory creating free flowing accommodation with excellent circulation space interconnecting with the garden. A solid timber Chris Jones kitchen, overlooking the lawn through a pretty astragal window, provides ample space for informal dining while double doors lead to the conservatory. Arranged around a central island, the kitchen is fitted with attractive units topped with black granite work surfaces integrating a range of appliances including a gas hob with oven/grill beneath, dishwasher, microwave and fridge. The adjacent dining room, which also connects to the conservatory, features a grey marble mantelpiece and could equally be utilised as an excellent playroom/snug. A plumbed utility room provides useful laundering space while the remaining accommodation at this level comprises a series of converted cellars incorporating a T.V. room (which has in the past been utilised as a home office), boiler/boot room, cloakroom, wine cellar, additional cellar, and W.C.

The house benefits from unusually good storage in addition to the extensive cellar space including several deep cupboards and fitted wardrobes in the principal part of the house.

General Remarks

Fixtures and FittingsAll light fixtures and fittings, curtains and fitted carpets are included within the sale price.

ServicesMains water, mains drainage, gas, electricity, and telephone (subject to regulations).

PostcodeEH9 1UE

SolicitorsUrquharts

Outgoings:Council Tax Band Category H.

EPC: F

Viewing:By appointment through Rettie & Co, 1 India Street, Edinburgh EH3 6HA. Tel: 0131 220 4160.

41 LAUDER ROAD EDINBURGH

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 June 2015– First Issue

UP

GARAGE 18'2 x 14'1

(5.54m x 4.29m)

CONSERVATORY17'4 x 14'6

(5.28m x 4.42m)

DINING ROOM12'8 x 10'9

(3.86m x 3.28m)KITCHEN /

BREAKFAST ROOM18' x 12'8

(5.49m x 3.86m)

UTILITYROOM

WINECELLAR CLOAKROOM

11'1 x 9'11(3.38m x 3.02m)

CELLAR10'1 x 8'11

(3.07m x 2.72m)

BOILERROOM

TV ROOM19'6 x 15'11

(5.94m x 4.85m)

LOWER GROUND FLOORGROSS INTERNALFLOOR AREA 1419 SQ FT / 131.8 SQ M

IN

UP

UP

HALL

BEDROOM14'9 x 12'9

(4.50m x 3.89m)

BEDROOM14'2 x 12'9

(4.32m x 3.89m)

SITTING ROOM19'8 x 189'

(5.99m x 5.72m)

GROUND FLOORGROSS INTERNALFLOOR AREA 1143 SQ FT / 106.2 SQ M

UP

N

FIRST FLOORGROSS INTERNALFLOOR AREA 1153 SQ FT / 107.1 SQ M

BEDROOM14'8 x 12'9

(4.47m x 3.89m)

BEDROOM14'2 x 12'9

(4.32m x 3.89m)

BEDROOM10' x 8'2

(3.05m x 2.49m)DRAWING ROOM

19'10 x 18'10(6.05m x 5.74m)

LAUDER ROADNOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY

APPROXIMATE GROSS INTERNAL FLOOR AREA 3715 SQ FT / 345.1 SQ MEXTERNAL GARAGE FLOOR AREA 256 SQ FT / 23.8 SQ MTOTAL COMBINED FLOOR AREA 3971 SQ FT / 368.9 SQ MAll measurements and fixtures including doors and windows

are approximate and should be independently verified.Copyright © exposure

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11 Wemyss Place, Edinburgh, EH3 6DH

0131 220 4160mail@rettie.co.uk

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