2 Inverleith Row, Edinburgh, EH3 5LP

    6
BED
       3
PUBLIC
     3
BATH
3,622
SQFT

With a coveted position just a stone’s throw from the world-renowned Royal Botanic Garden Edinburgh, this handsome Victorian townhouse offers exceptionally spacious and versatile living spaces and benefits from a wealth of charming period features including original fireplaces, sash and case windows with working shutters and decorative cornicing.

Presented over four floors, the well-proportioned property offers six good-sized bedrooms and an enchanting garden that backs on to the Royal Botanic Garden.  The combination of its prime location, spacious accommodation, close proximity to several excellent schools and leafy parks, all contribute to making this a wonderful choice for a family home.

Ideally positioned with easy reach of the local amenities in nearby Canonmills and cosmopolitan Stockbridge, the property is also within walking distance of the city centre.

John Wybar
Associate Director

 

Property Details & Description

 

Summary of Accomodation:

 

Ground Floor

Entrance Vestibule, Reception Hall, Sitting Room, Library/Home Office, Music Room, Cloakroom Cupboard

 

Lower Ground Floor

Open Plan Kitchen-Conservatory-Dining Room, Laundry/Utility Room, Sixth Double Bedroom, Bathroom with Shower Cubicle, Basin & WC, Wine Cellar, Three Large Storage Rooms

 

First Floor

Principal Bedroom & Large Storage Cupboard, Second Double Bedroom, Single Bedroom, Bathroom with Bath, Shower Cubicle, Basin & WC, Landing Linen Cupboard

 

Second Floor

Fourth & Fifth Double Bedroom, Family Bathroom with Bath, Bidet, Basin, Bath & WC, Two Landing Storage Cupboards

 

Outside Space

Enclosed Private Front Garden with Entrance Pathway, Stone Wall-Enclosed Terraced Garden to the Rear of the Property with Two Paved Seating Areas, Lawn, Mature Trees, Leafy Shrubbery & Floral Plants, Garden Home Office with Electricity & Wi-Fi, Garden Outhouse

 

Accomodation

 

Ground Floor:

  • Front Entrance: The spacious entrance vestibule with original tiled floor has ample room for storage and leads via an etched-glass inner door to the hallway. The elegant hall is crowned by a large ceiling cupola and gives access to the sweeping staircase creating a grand and formal setting.

  • Sitting Room: The generously sized and classically designed reception room faces the front garden and is bathed in natural light from the large bay window with working shutters. The focal point of the room is a striking original working fireplace with a decorative wood surround and a leather fender.  Other period features in the room include ornate cornicing, hardwood flooring and a shelved Edinburgh Press whilst there is also a storage cupboard in one corner.

  • Library/Study:  This good-sized room is currently used as a home office and library but could easily be utilised as a snug or playroom. It has an attractive outlook across the garden and benefits from the late afternoon sun.

  • Music Room: Sharing similar leafy views to the study, this room is currently used as a music room. A noteworthy interior element to this room is the attractive stained-glass window that is shared with the hall.

  • Large Hall Storage Cupboard.

 

 

Lower Ground Floor

  • A carpeted staircase leads to the lower ground level to a hallway that spans the length of the house and has door access at both ends to the front and back garden.

  • Conservatory: There is a spacious open plan kitchen-dining-entertaining space that is connected by a glass conservatory with sliding doors that open out to the garden. Off the conservatory is a large utility room that houses a sink, clothes drying pulley, tumble dryer, washing machine and boiler.

  • Kitchen:  With a window into the garden, the cosy kitchen features an integrated Baumatic electric range oven, five-ring gas hob, sink, base and upper storage cupboards as well as a terracotta-tiled floor and a walk-in larder.

  • Dining Room: The spacious dining room is accessed from both the hall as well as the conservatory. It has ample space for a large dining table and features a recessed area currently home to a dresser.

  • Bathroom: Located off the central hallway is a bathroom with a large shower cubicle, wash basin & WC.

  • Bedroom Six: There is another good-sized bedroom on this level with an original fireplace with decorative wood surround, inset emerald-coloured tiles and a leather fender. Facing the front of the house, this room is currently utilised as a bedroom but could easily become a playroom or games room.

  • Storage: There are plenty of options on this floor with four useful storage rooms that could store wine/bikes/recycling bins/bulky household items.

 

First Floor

  • An elegant sweeping staircase with wood handrail and decorative cast-iron balustrade leads upstairs to the first-floor accommodation.

  • Principal Bedroom: Enjoying leafy views over the front of the house, the generously sized bedroom features pretty floral wallpaper, wood flooring, richly ornate cornicing and a magnificent window with working shutters.   The striking visual statement in this room is the fireplace with its unusual decorative surround and inset sage-hued tiles.    The bedroom also benefits from a deep walk-in dressing room cupboard which can also be accessed from the adjacent double bedroom.

  • Bedroom Two: Situated to the rear of the house, this spacious double room features cornicing, an Edinburgh Press and a large sash and case window overlooking the garden

  • Bathroom: With classic white and black floor and wall tiles, this stylish modern bathroom has a large walk-in shower cubicle, bath, wash basin & WC

  • Bedroom Three: Overlooking the front of the house and positioned next to the principal bedroom, this lovely single bedroom would work well as a child’s bedroom  

  • Landing Cupboard: This is used as a linen cupboard

 

Second Floor

  • The staircase continues upstairs to the landing on the top floor of the house. With a sky-blue décor, white decorative cornicing, this floor is wonderfully bright and bathed in natural light from the cupola.

  • Bedroom Four: This is a delightful and generously sized double bedroom with an original fireplace and a lovely large bay window with views to the right across to Calton Hill.

  • Bathroom: The modern black and white-tiled bathroom has a bath with overhead shower appliance and lovely views though the large window to the leafy foliage of The Botanics. The bathroom features a bidet, WC, integrated wash basin and wall mounted cabinets.

  • Bedroom Five: This is another good-sized bedroom with a large window overlooking the tranquil rear garden and an original fireplace.

  • Storage: Two landing cupboards offer more storage.

 

Outside Space

  • Front Garden: Set back from the road, the entrance to this magnificent home is via a cast iron black gate and a stone path that leads to a flight of steps up to the imposing classical front door. The enclosed garden has a central paved area edged by a floral border and decorative iron railings. There is a roadside box hedge that acts as a natural screen to the street and there are stone steps that lead down to the back door on the lower ground level.

  • Rear Garden: Access to the stone wall-enclosed garden is via the kitchen conservatory. It is a delightful and peaceful oasis of mature trees, perennial planting and leafy shrubbery. Stones steps lead up from the courtyard patio area outside the conservatory to a sun terrace with plenty of room to entertain. A few more steps lead up to an expanse of lawn that is backed by a hidden path that brings you to a delightful home office that has electricity and wi-fi. Attached to the rear of the house is an outlying building currently used to store garden tools and equipment.

Situation:

 

Inverleith is an affluent and highly sought-after residential area located on the edge of Edinburgh’s historic New Town, part of the city’s UNESCO World Heritage Site. 

The property is a few steps away from the East Gate of the world-renowned Royal Botanic Garden Edinburgh that boasts over 70 acres of exotic and rare flora and fauna. The Botanics sits adjacent to leafy Inverleith Park where you’ll find community tennis courts, a children’s play park and a boating pond.

 

Inverleith lies close to a wide range of local amenities including a post office, chemist and food stores at either Goldenacre at one end or Canonmills at the other. There is also a large Tesco supermarket in Canonmills and a Waitrose in Stockbridge.

The property is ideally positioned to benefit from the cosmopolitan delights of nearby Stockbridge. With its bustling village atmosphere, specialist shops, restaurants, bars, cafes and weekly food market, Stockbridge is a vibrant and popular neighbourhood.

In terms of recreational and leisure facilities, the property is a short walk to Glenogle Swim Centre, a beautiful restored Victorian pool as well as the members-only Grange Cricket, Tennis & Squash Club.

Also within easy reach is the Water of Leith, a wonderful riverside walkway that links into the city’s extensive network of cycling and running trails.

The property sits within the school catchment area for Broughton Primary School and Drummond Community High School.  There are plenty of private schools available locally at Edinburgh Academy, Fettes College, Erskine Stewarts Melville Schools (ESMS) and St George’s School for Girls.

The property is within comfortable walking distance of the city centre and many of the Scottish capital’s world-class tourist attractions. Opening this summer is the St James Quarter, an upmarket mixed-used retail and entertainment complex that sits adjacent to John Lewis.  Also within easy reach are Waverley Train Station and St Andrew’s Bus Station whilst the excellent tram and bus network provides efficient access to Edinburgh International Airport.

The property lies only a short drive from the City ByPass allowing easy access to Edinburgh Airport and connections to all the main routes across Scotland with the M8 to Glasgow, the M90 motorway to the north and the A1 to East Lothian.

 
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General Remarks:

 

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. This is acceptable either as original or certified documents.

 

Fixtures and Fittings:

Only appliances specifically mentioned in the sales particulars 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, gas and electricity, broadband, telephone, (subject to telephone providers’ regulations.)

 

Postcode:

EH3 5LP

 

Outgoings:

Council Tax Band Category: XX

 

EPC:

XX (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 June 2021 – First Issue