35 Comely Bank Street, Edinburgh, EH4 1AR

2
BED

1
PUBLIC

1
BATH

1,045
SQFT

35 Comely Bank Street is a charming main door garden flat on a peaceful residential street in the heart of Comely Bank, immediately adjacent to Edinburgh’s Stockbridge with its lively hub of independent shopping, artisanal coffee shops, bars and restaurants. The property offers two double bedrooms and a nursery, with beautiful and well maintained, shared gardens to the rear. The property has been sympathetically upgraded with a classically stylish sitting room and spacious kitchen/dining room, retaining many key original features including stripped wood flooring, cornice work and a stained glass panel above the hallway door whilst expansive windows provide an abundance of natural light throughout. 

Brodie_Ballantine.webp

Brodie Ballantine
 Sales Negotiator

 
 
 
 

Property Details & Description

Accommodation

 

Impressive main door entrance accessed via private pathway and garden area. The front door opens onto an original tiled entrance porch with stained glass panel above the inner storm door. T-shaped hallway with a stripped wood floor and all rooms leading off. Light-filled sitting room with bay window and working shutters; working gas fire with marble surround; stripped wood floors, shelved Edinburgh Press and intricate cornice work; door leading to home office. Lovely, bright double bedroom, front facing with soft grey carpeting. Nursery fitted with double wardrobes. Shelved cupboard. Study. Bathroom with deep bath and overhead shower, wall-mounted sink with vanity area and a heated towel rail. Principal large double bedroom with lovely garden views. The kitchen/dining room has a walk-in pantry and expansive picture window with peaceful garden views to the rear; modern wall and base units with black marble effect worktops; a well-appointed space with appliances including an induction hob, BOSCH oven and dishwasher; ample space for dining to the rear of the room. 

 

Communal Space

 

A side door leads from the property into the communal stairwell of number 33 where there is direct access to the rear facing communal garden. The substantial ground is mainly laid out to lawn, well stocked with mature shrubs and trees.

 

Situation

 

Comely Bank Street is situated in Comely Bank, a sought after and highly respected residential area which is within easy walking distance of Edinburgh city centre’s main business, shopping and financial districts and moments from cosmopolitan Stockbridge, which is renowned for its village atmosphere, weekly farmers’ market, independent shops, artisan cafés, restaurants and bars.

 

The property is ideally positioned to take advantage of Edinburgh’s numerous art galleries, museums, cinemas and restaurants, being a mere ten minute walk into the city centre and all the cultural attractions on offer there.

 

There are a number of recreational facilities close by including Drumsheugh Swimming Baths, the Edinburgh Sports Club and Dean Tennis Club and the Water of Leith walkway.

 

There is excellent private and state school provision in the area including Fettes College, St George’s School for Girls, ESMC and The Edinburgh Academy.

 

The area is well served by a large Waitrose as well as the Craigleith Retail Park which offers Sainsbury's, Marks and Spencer amongst other popular shops.  There is ample zoned parking as well as excellent proximity to the city’s efficient bus network and convenient access to the City Bypass, Scotland’s motorway network and Edinburgh International Airport.

 
35 Comely Bank Street, Edinburgh - Floorplan.jpg
 

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:

Some furniture may be available by separate negotiation. 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:

Main’s water, gas and electricity, broadband, telephone (subject to telephone providers’ regulations). 

 

Postcode:

EH4 1AR

 

Council Tax Band Category: E

 

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.