6/1 Smiddy Wynd, Guthrie Gardens, Edinburgh, EH16 6GU
Guthrie Gardens in Smiddy Wynd, Liberton is part of a new development by esteemed Square and Crescent who, with over forty years’ experience, specialise in the refurbishment of Georgian and Victorian properties. Together with architect LBA, highly regarded architects in the conversion of traditional and historic buildings, they have combined to build stunning, highly finished contemporary apartments within an attractive red sandstone historic building. Guthrie Gardens has been sympathetically converted from a handsome and characterful Grade B listed “Parsonage style” Victorian building and offers an unrivalled sense of space both internally and externally with carparking too.
6/1 is a light infused beautiful ground floor, south facing apartment with its own private terrace and garden. Situated to the rear of the building, it enjoys a tranquil setting and an incredibly light, airy and contemporary feel. With three bedrooms and two bathrooms together with a showstopper sitting/living/ dining area, this delivers contemporary living at its very best.
In addition, the state of the art development means that it is set up for 21st century living, has excellent fibre optic wifi, security/video entrance and a quality feel throughout. The neutral and uniform décor of this apartment gives the prospective owner a contemporary blank canvas on which to make their own mark.
Surrounded by green spaces and mature gardens, the communal landscaping has been really well thought through and gives both and the reality of openness and being close to nature; yet Smiddy Wynd is within easy striking distance of the city centre. Formal gardens to the front create space which includes a series of paths, leading to the main external entrance door of the apartment and soft landscaping provides a quiet, safe, family friendly area. Common areas are factor managed.
Liberton itself is a quiet, residential area with good local amenities, very easy access to the City Bypass and the central road networks as well as to the Royal Infirmary at Little France.
Senior Sales Negotiator
Property Details & Description
Two double bedrooms, one single bedroom. Ensuite shower room. Family Bathroom. Utility cupboard. Storage Cupboard.
Private and safe south facing paved terrace and garden, mainly laid to grass surrounding the apartment on three sides. Excellent paved area to the east side for al fresco dining. Secure Bike store, Private parking space and private entrance via path from front of building.
Entry to this beautifully landscaped development is via a private driveway leading to individual parking spaces at the front. This particular apartment is to the rear of the attractive red sandstone characterful building with its steep gabled roofs and wonderfully large sash windows throughout.
6/1 is entered via a peaceful courtyard with lawn and via a communal secure glass door on the ground floor. On entry, via video entry phone, there is a lovely airy atmosphere with tiling on the floor, a well-lit communal hallway and white walls.
A solid panelled door leads to the apartment. On entry you are immediately struck by how bright it is and the eye is drawn through to the vast amount of glass and light coming in from the far end of the apartment in the living/dining/kitchen space.
To the left, immediately on entry is a cupboard housing the boiler and with space for shoe/general storage. Adjacent is a utility cupboard with double doors housing the washing machine and dryer with shelving above for general household goods and space for household appliances. Light Kahrs oak engineered flooring in the hallway and throughout the living spaces. LED lighting throughout.
Principal Bedroom and en suite shower room:
On the left hand side of the main hall is the principal bedroom and ensuite shower room. This is another light room with neutral carpeting and high ceiling and signature large windows facing East. The high quality engineered timber cream blinds throughout the apartment are stylish and practical and give a feeling of uniformity and flow as well as allowing light in, yet shielding when required from excessive sun.. Designed to make the most of all seasons.
There are double fitted wardrobes along one wall with ample hanging space and shelving above.
The ensuite shower room is also white with pale grey tiles and white Duravit sanitary ware. There is a fixed head shower with hand held appliance and handbasin with integrated vanity unit, tiled floors and chrome heated towel rail. There is also underfloor heating.
This is a good sized west facing single bedroom with one of the signature two and a half metre windows. A light bedroom with a neutral carpet and generous ceiling height.
Stylish and contemporary family bathroom with Duravit sanitary ware. The bath has a shower within with adjustable fixed or hand held appliance and screen. Integrated handbasin within vanity unit and a full width of room mirror with ledge for display beneath. The bathroom is decorated in calming tones of pale grey tiles and white. Chrome heated towel rail.
Light double bedroom to the west. Neutral carpeting and white walls and high ceiling with feature two and a half metre window.
This really is the piece de resistance of the property: a light filled double height living space facing due south with multiple enormous sash windows (some at three and a half metres high) to the south, east and west allowing light in from all sides with a glass door to the private garden in the centre. This is a fantastically designed family friendly space with light solid engineered wooden floors, a spacious living area to one side, a Kitchens International Kitchen to the other and a beautiful living/dining space bathed in light to the south. Winter days will be sunny and it is both practical and uplifting. The feature windows are two and three and a half metres allowing light to flood in.
The kitchen by Kitchens International is U shaped and has attractive neutral coloured units with a white worktop and a selection of pan drawers and cupboards beneath as well as wall-mounted cupboards, two wall mounted ovens, one of which has a combi microwave (both Siemens). The four zone induction hob on the worktop gives a clean, sleek feel. There is also an integrated fridge freezer and dishwasher with the integrated stainless steel sink and draining board overlooking the garden.
The space benefits from the aforementioned contemporary engineer timbered blinds allowing the light in when required or alternatively not.
The sympathetically designed landscaping is one of the many appealing features of the development. In this particular apartment there is a lovely south facing garden with hard landscaped attractive paving, ample space for dining and sitting as well as a large area surrounding the property laid mainly to grass and fenced off providing safety. Each apartment with outdoor space also has a lock up storage unit in the garden area suitable for bikes and garden furniture
Each apartment has its own private parking space to the front of the development in an attractively and practically designed parking area.
Liberton is a quiet residential area with good local amenities close to the Edinburgh Royal Infirmary and the University of Edinburgh. Its position on the south side of Edinburgh presents plentiful opportunities to make the most of a number of nearby neighbourhoods which are among the finest in the city. These include Morningside and Bruntsfield with their excellent shopping opportunities, boutique, cafes and restaurants. Newington is also on the doorstep and it benefits from the buzz of student life as well as cultural opportunities including
The Queen’s Hall and Edinburgh Festival Theatre.
There is an abundance of green spaces on the doorstep including the Braid and Pentland Hills. Arthur’s Seat is just a short drive away and from there are several walks taking in excellent views of the city. There are also at least eight golf clubs within walking distance of the development.
There are many good schools in the area too in both the state and private sector. There are local primary schools and secondary schools: Gracemount High School and Liberton High School in the state sector as well as Merchiston Castle School, Watsons and Heriots all on the south side of the city, in the private sector. The City Centre is a twenty minute bus ride away with all the cultural and historical offerings of the centre together with excellent shopping, restaurants and cafes. Waverley station has excellent and regular trains to London, Glasgow and all other main cities in Scotland.
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. Washing machine, tumble dryer, fridge freezer, curtains and light fittings to be included in the sale. All furniture available by negotiation.
Gas central heating, mains water, gas and electricity, broadband, telephone (subject to telephone providers’ regulations.)
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.