
2A West Castle Road, Edinburgh,
EH10 5AU
Rarely available lower villa family home with 4-5 bedrooms, 2-3 reception rooms, tandem garage and a huge South & West facing magnificent well-kept garden. This is a perfect family home as it sits within Boroughmuir School catchment (one of Edinburgh’s premier state schools) and is only 500 yards to George Watsons College, yet is well served by bus links to George Heriots & Erskine Stewart's Melville.
West Castle Road is a quiet, leafy street situated in the affluent conservation area of Merchiston, arguably the most desirable of residential areas in Edinburgh. A 25-minute walk into central Edinburgh there are excellent local shops, bistros, and bars in nearby Bruntsfield and Morningside, including Waitrose and Marks & Spencer's. The Meadows, King's Theatre and Merchiston Tennis & Bowling Club are located close by.
This is a much-loved family home with dual entrances and significant storage. The kitchen/breakfast room is to the rear of the house looking directly on to the garden. Warmed by underfloor heating, the room is the heart of the house and leads to the garden/TV room. A large dining room or 5th bedroom and an en-suite bedroom make up the lower floor. Upstairs there is a sizable drawing room, 3 further double bedrooms (one with fitted wardrobes) and the main bathroom.
The beautiful private garden houses the last remining apple tree from a 200+ year old orchard that formed part of Merchiston Castle and the property has benefited from over £100,000 being spent on it over the last 5 years including, roof & guttering work, handmade kitchen, underfloor heating, new combi boiler, new gas fires, sash & case windows and ensuite in lower bedroom.
The owners were about to redevelop and redecorate but have secured a house allowing purchasers to put their own stamp on the house or extend into the sizable garden.

5 BEDROOMS

2 PUBLIC ROOMS

2 BATHROOMS

2,476 SQFT
230 SQM






















Property Details & Description
Key Features

LOWER GROUND FLOOR
Entrance foyer; spacious living room; separate dining room featuring bay window; kitchen; double bedroom with ensuite; storage cupboard; access to large back garden and detached garage.
GROUND FLOOR
Three further double bedrooms; bedroom 2 features fitted wardrobes; a second sitting room with bay window; family bathroom and WC.
Location

Close to the Meadows and Bruntsfield Links, the property is perfectly placed for those who are looking to enjoy the vibrancy of Edinburgh while maintaining access to green spaces.
An abundance of amenities including cafes, restaurants and bars can be found nearby, catering to all tastes. Fountain Park offers a range of activities which include a cinema, bowling alley, gym and various restaurants. Golfers can enjoy a range of popular courses, including Mortonhall Golf Club or Murrayfield Golf Club.
Popular with families, a great choice of well-regarded schools are within easy reach such as Craiglockhart Primary School and Boroughmuir High School. The area also offers a good selection of independent schools, including George Watson’s College and George Heriots School.
The area is well-served by public transport and the closest bus stop is just a short walk away, with Lothian Bus services running regularly. Haymarket train station can be reached in less than 10 minutes by car.
Floorplan

General Remarks & Information
Outgoings

Council Tax Band: E
EPC Rating: G
Tenure: Freehold
Postcode

EH10 5AU
Viewings

Viewing is strictly by appointment through Rettie & Co. 11 Wemyss Place, Edinburgh, Midlothian, EH3 6DH. Tel: 0131 220 4160.
Offers

Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. & Rettie LLP’s. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.
Internet Website

This property and other properties offered by Rettie & Co. & Rettie LLP’s. can be viewed on our website at www.rettie.co.uk as well as Rightmove, OnTheMarket, and The London Office.
Servitude Rights, Burdens & Wayleaves

The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.
Important Notice

Rettie, their clients and any joint agents give notice that:
1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. All Rettie floorplans are drawn to RICS standard. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. & Rettie LLP’s have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.
3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.
Proof and source of Funds/Anti Money Laundering

Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction.
All individuals involved in the transaction are required to produce proof of identity and proof of address. Rettie use electronic verification, if this is not possible original documents are acceptable.
Misrepresentations

1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co. or Rettie LLP’s, 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 they have not entered into contract in reliance on the said statements, that they are satisfied themselves 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 misstatement 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.
Location
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