7 Palmerston Road, Edinburgh, EH9 1TL
With an enviable position on a secluded leafy corner site in the much sought-after area of The Grange, the substantial family home spans three floors of a handsome detached Victorian villa. With its imposing classical-columned front porch, the grand property features well-proportioned accommodation arranged over the top two floors of the house with the formal drawing room benefitting from spectacular views of the majestic Arthur’s Seat and Salisbury Crags in Holyrood Park.
The sandstone property is ideally presented as a family residence with four good-sized double bedrooms, several versatile and exceptionally spacious living and entertaining spaces as well as a private enclosed garden and off-street parking.
Dating back to 1869, the Category B-listed house offers a wealth of attractive period features including sash and case windows with working shutters, original fireplaces, decorative cornicing and a striking arch-shaped decorative stained-glass window.
Lying just over a mile south from Edinburgh city centre, the property is close to a wide range of excellent local amenities in both vibrant Marchmont and cosmopolitan Bruntsfield. The area is hugely popular with families due to its extensive recreational and leisure facilities, well-regarded schools and proximity to The Meadows, a large expanse of greenery with public tennis courts and children’s play parks.
Senior Sales Negotiator
Director Edinburgh Sales
Property Details & Description
Summary of Accommodation
Porch, Entrance Vestibule, Entrance & Reception Hall, Cloakroom Storage Cupboard.
Principal Bedroom, Second Double Bedroom, Bathroom with Bath, Shower Cubicle, Hand Basin & WC, Drawing Room with Balcony Access, Family Sitting Room, Kitchen, Hall Dining Room, Hallway Storage Cupboard, Double Glazed Windows.
Third Double Bedroom & Dressing Room, Fourth Double Bedroom, Fifth Bedroom/ Home Office/Children’s Playroom.
Private Landscaped Front Garden & Entrance Path, Shared Driveway & Shared Turning Circle, Private Single Garage & One Allocated Private Parking Space.
The property has a wonderfully secluded location in The Grange, one of Edinburgh’s most affluent and sought-after addresses that lies just over a mile from the city centre.
It is situated adjacent to Marchmont Road, home to a wide range of independent shops, cafes, restaurants as well as a Sainsbury’s Local and Scotmid Co-op. There is a larger Waitrose supermarket and M&S Foodhall in nearby Morningside.
Cosmopolitan Bruntsfield is a short stroll away and offers a wide choice of artisanal cafes, boutiques, delis, lifestyle stores and restaurants.
There are plenty of cultural and entertainment options in the area including The Church Hill Theatre, King’s Theatre and the popular Dominion, a family -run cinema in Morningside.
In terms of recreational and leisure facilities, the property lies a stone’s throw from The Meadows with its large expanse of greenery, public tennis courts, pitch and putt course and children’s play parks. It is also within easy reach of both the historic Warrender Swimming Baths & Fitness Centre, the Royal Commonwealth Pool, The Meadows Tennis Club and Prestonfield Golf Club. Also nearby is Holyrood Park, crowned by Salisbury Crags and Arthur’s Seat, that offers many walking trails and spectacular views of the city.
Palmerston Road falls into the catchment area for the well-regarded James Gillespie’s Primary School, James Gillespie’s High School and Boroughmuir High School. Private options are available nearby at George Watson’s College and George Heriot’s School.
The property is located less than a mile south of Edinburgh’s UNESCO-listed Old Town, with all its historic attractions, Edinburgh Castle and the Palace of Holyroodhouse.
The area is a highly sought-after location for families, professionals and students as it is within easy access to Edinburgh University, Napier University, and the city’s financial, business and entertainment districts.
The area is well connected to the city centre by excellent bus services that link into the bus and tram links to Edinburgh International Airport whilst Waverley Station provides excellent train services to Scotland and England.
An attractive wrought-iron gate opens into a pretty stone pathway that leads up through the landscaped private garden to the imposing porch with its classical columns and decorative ornate capitals to the main front door entrance. A large, tiled entrance vestibule opens in to an impressive and welcoming double reception hall with high ceilings and original parquet flooring. There is also a large cloakroom cupboard at the end of the hall. A grand stone staircase with a carpet runner sweeps up from this floor passing by the striking arch-shaped stained-glass feature window with a stylised Art Nouveau-inspired design.
The first floor hall is home to the dining area that enjoys direct views across to the stained-glass statement window. There is also an attractive decorative wood-panelled floor-to-ceiling storage cupboard and oak wood flooring. The spacious formal drawing room with its recessed piano room benefits from a magnificent bay window offering stunning panoramic views across the leafy gardens to the majestic Salisbury Crags and Arthur’s Seat in the distance. The elegant room also features an original tiled fireplace with a working smokeless coal fire and a truly unique decorative wood mantelpiece, dado rail and ceiling cornicing. This exceptionally bright and airy room offers versatile socialising and entertaining space. The room also benefits from French doors that open out on to a delightful balcony with wrought-iron decorative railing and wonderful vistas across to Arthur’s Seat.
On this floor there also the generously sized principal bedroom that has a large original sash and case window with working shutters that overlooks the leafy front garden and an Edinburgh Press. There is a further double bedroom on this floor with an Edinburgh Press and an original window with working shutters that overlooks the tranquil gardens to the rear of the property.
In addition, there is a lovely cosy family sitting room that has an original fireplace, ceiling rose, dado rail and an open shelved Edinburgh Press.
Next door is the well-equipped modern kitchen with a window overlooking the mature trees at the side of the property. The modern kitchen features an integrated NEFF double oven, microwave, induction hob, dishwasher, washing machine, fridge/freezer as well as both base and upper cupboards and drawers offering ample storage. Completing this floor is the family bathroom with a large, frosted window, a Hansgrohe bath, shower cubicle, hand wash basin, base storage units and a WC.
A carpeted staircase leads up from the light-filled hall to the accommodation on the top floor. There are two good sized double bedrooms with one enjoying a dressing room and the other a deep built -in storage cupboard. There are four Velux windows on this floor allowing natural light to flood in. There is an additional wood-panelled room that could be used for a variety of purposes including as an additional bedroom, a home office or a children’s playroom. This room has door access to an extensive wrap around attic space providing many storage solutions.
The property benefits from a hedge-enclosed private garden with floral borders and mature trees – some over 100 years old - to the front of the property that can be accessed both from the roadside as well as the side of the property through wrought-iron decorative gates. There is a private driveway to the right-hand side of the house that is shared by one other home on the property. The property has its own garage and allocated parking space within the car parking area that is shared between the two properties.
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.
Mains water and electricity, broadband, telephone (subject to telephone providers’ regulations). Electric storage heaters.
Council Tax Band Category: G
By appointment through Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: 0131 220 4160.
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