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35/2 Howard Place, Edinburgh, EH3 5JY

   4
BED
       1
PUBLIC
     1
BATH
 1,705SQFT

Beautifully presented four bedroom apartment, occupying a commanding first floor corner position within an original Victorian building in the conservation area of Inverleith, surrounded by a wealth of open green spaces including the Royal Botanics, Inverleith Park, with elevated views of Warriston playing fields to the rear and easy access to the cycle path network. 

 

The property, in pristine condition, offers light-filled, generously proportioned rooms, retaining key original features including ornate cornice work, expansive sash and case windows and elegant fireplaces with the stunning sitting room a particularly fine example.  This lovely property is conveniently located for the city centre, close to all amenities and within walking distance of the vibrant hub of Stockbridge and some of the city’s best private schools.

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John Wybar

Sales Manager

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Max Mills 

 Director Residential Sales

 
 

Property Details & Description

 

Accommodation comprises:

Entrance vestibule, Central hall, Sitting room, Dining kitchen, Box room/pantry, Three double bedrooms, Single bedroom, Bathroom.

Outside Space: 

Shared residents’ garden to rear and an allocated cellar.

Description:

Entrance hallway with entry phone system, leading to a spacious integral hall. Superb sitting room to the front of property, filled with light from an expansive bay window; original features including elaborate plasterwork, ornate cornicing with decorative frieze, ceiling rose and wall panel mouldings; intricately carved feature fireplace with marble hearth; living flame gas fire; open Edinburgh Press. A short corridor with two walk-in storage cupboards. Spacious kitchen, well appointed with a range of free standing and wall mounted units; ample space for dining; appliances including a range cooker with double oven and five-ring hob, dishwasher and washing machine. Cupboard housing new boiler. Box room/pantry.  Front facing, generously proportioned double bedroom with double sash window, ornate cornicing, open Edinburgh Press and feature fireplace with tile inset and hearth.  Further double bedroom with sash window offering lovely views of Warriston playing fields to the rear and boasting intricate cornicing, open Edinburgh Press and striking marble fireplace with Delft tile inset and hearth. Double bedroom overlooking Eildon Street to the side, with sash window.  Single bedroom with rear facing views featuring sash window, cast iron period fireplace.  Family bathroom comprises a deep bathtub with centrally positioned over bath shower unit and folding glass screens, wash hand basin, WC, heated towel rail and wall mounted mirrored cabinet; underfloor heating.

 

Situation:

Howard Place lies within the Inverleith Conservation Area, a short journey from the city’s financial and business districts; George Street’s abundant shopping establishments, boutiques and bars – and cosmopolitan Stockbridge, renowned for its village atmosphere, artisan shops, cafés and restaurants.

 

Located adjacent to Warriston Private Playing Fields, opposite the East Gate of the Royal Botanic Garden and a short distance from numerous recreational facilities and green spaces including Warriston Tennis Club, Inverleith Park, Westwoods Health Club, the Water of Leith Walkway and Edinburgh’s cycle network.

 

There is excellent local school provision in the area with private options such as The Edinburgh Academy, Fettes College, in close proximity.

 

There is good proximity to the City’s bus and tram network, as well as convenient access to the City Bypass, A1 motorway, Waverley Station and Edinburgh’s international airport.

 
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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 broadband and telephone providers’ regulations).

 

Postcode

EH3 5JY

 

Outgoings:

 

Council Tax Band Category:  F

 

EPC: C

 

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 March 2022 – First Issue