12 LYGON ROAD EDINBURGH

12 Lygon RoadEdinburgh

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Accommodation:Entrance vestibule, reception hall, drawing room, kitchen / dining room, garden room, utility room, larder, five double bedrooms, study/library, sitting room/bed 6, front and back gardens and driveway.

A magnificent, completely renovated and refurbished, 5-bedroom, semi-detached Victorian, C-listed villa retaining a wealth of original period features, with stunning landscaped garden, and driveway. This spacious family home is located in the popular Newington district of Edinburgh.

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SITUATION:Lygon Road is a highly desirable south-side address located approximately a mile south of Princes Street. Newington provides an excellent selection of local amenities with more comprehensive shopping facilities found at the nearby Cameron Toll shopping centre including a Sainsbury’s supermarket.

Holyrood Park incorporating Arthur’s Seat, The Meadows, The Hermitage of Braid and Blackford Hill are all within a short distance, as are a variety of golf courses, the Royal Commonwealth Pool and the Waverley Lawn Tennis & Squash Club.

Nearby public and private sector schooling is excellent with many of Edinburgh’s renowned private schools including George Watson’s College, George Heriot’s School and Merchiston Castle School being within easy reach.

The property is well placed for the city bypass allowing quick access to Edinburgh International Airport and the central Scotland motorway network. The location is particularly convenient for access to the Edinburgh University Kings Buildings complex and the Edinburgh Royal Infirmary at Little France.

SUMMARY OF ACCOMMODATION:No. 12 Lygon Road is a stunning semi-detached Victorian villa which oozes character and charm, where old meets new seamlessly with its sympathetic renovation and refurbishment carried out by the present owners. Well-proportioned rooms, a plethora of fabulous period features throughout such as stained glass windows, mosaic tiled entrance porch, ornate plasterwork, restored sash and case windows, working shutters, feature fireplaces, original staircase with cupola on the top floor, and varnished/painted floors. In addition, the property benefits from expansive landscaped gardens to the front, side and back of the property with a gated paved driveway for off-street parking. The main accommodation is as follows:

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Ground floor:

■■ Entrance vestibule with mosaic tile floor, stained glass panels and door, leading into a reception hall with understairs walk-in cloaks and two larder style cupboards.

■■ Drawing room with bay window and working shutters, ornate cornicing, feature fire place with ‘Morso’ wood burning stove, Edinburgh press and fitted floor to ceiling bookshelf along the back wall.

■■ Contemporary ‘Howdens’ kitchen with ample floor and wall mounted units, Quartz worktops, Intaglio coloured glass splash backs, Rangemaster cooker with gas hob, double electric oven, integrated dishwasher, central island incorporating stainless steel sink and doubled sided full depth cupboards.

■■ Dining room open plan to the kitchen area, with ornate cornicing and garden aspect - both kitchen and dining area have underfloor heating.

■■ Garden room accessed from the kitchen where you can relax and enjoy the garden outlook, underfloor heating and door access to back garden.

■■ Utility room plumbed for washing machine and tumble dryer, floor and wall mounted storage cupboards, stainless steel sink, laminate worktop, and wc.

First floor:

■■ Sitting room / bedroom 6, with bay window, ornate cornicing, feature fireplace, and painted original wooden floor.

■■ Large master bedroom with garden aspect.

■■ Family bathroom with double shower unit, bath, wc and whb (Phillippe Starck by Duravit), white ladder style radiator, underfloor heating.

■■ Walk-in dressing room.

■■ Linen cupboard.

Second floor:

■■ 4 double bedrooms, three with Edinburgh press cupboards - the two back bedrooms have fabulous views to the Salisbury Crags and beyond.

■■ Bathroom with double shower unit, wc, whb (Phillippe Starck by Duravit), ladder style radiator, and underfloor heating.

■■ Large walk-in storage cupboard.

Grounds / External:Gated entrance with front brick block driveway for off street parking, fully enclosed back garden with lawn area, raised beds, planted borders, paved and graveled footpaths, Malvern garden shed with cedar slatted roof, Malvern greenhouse, log store, fruit trees and mature planting, water and power supply. The front garden is a mixture of lawn and planted borders, graveled pathway to front entrance.

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General Remarks

Fixtures and Fittings:All light fixtures and fittings are included within the sale price - the ceiling lamp shades in the hallways are not included in the sale.

Services:Mains water, mains drainage, gas, electricity. Gas central heating throughout and underfloor heating in some of the rooms.

PostcodeEH16 5QB

Outgoings:Council Tax Band Category: H

EPC: 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.

Particulars prepared March 2016 – First Issue

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IN

UP

GARDENROOM8' x 6'7

(2.44m x 2.01m)

KITCHEN /DINING ROOM

23'9 x 14'5(7.24m x 4.39m)

LARDERUTILITY ROOM

8'9 x 7'10(2.67m x 2.39m)

DRAWING ROOM23' x 14'8

(7.01m x 4.47m)

GROUND FLOORGROSS INTERNALFLOOR AREA 1138 SQ FT / 105.7 SQ M

UP

DRESSING ROOM8'6 x 4'5

(2.59m x 1.35m)

BEDROOM14'6 x 11'3

(4.42m x 3.43m)

LINEN

SITTING ROOM /BEDROOM23'1 x 14'8

(7.04m x 4.47m)

LIBRARY /STUDY

11'10 x 8'11(3.61m x 2.72m)

FIRST FLOORGROSS INTERNALFLOOR AREA 1070 SQ FT / 99.4 SQ M

SECOND FLOORGROSS INTERNALFLOOR AREA 1036 SQ FT / 96.3 SQ M

BEDROOM14'5 x 11'10

(4.39m x 3.61m)

BEDROOM15'7 x 14'9

(4.75m x 4.50m)

BEDROOM12' x 8'11

(3.66m x 2.72m)

BEDROOM14'5 x 11'3

(4.39m x 3.43m)

LYGON ROADNOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY

APPROXIMATE GROSS INTERNAL FLOOR AREA 3244 SQ FT / 301.4 SQ MAll measurements and fixtures including doors and windows

are approximate and should be independently verified.Copyright © exposure

www.photographyandfloorplans.co.uk

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12 LYGON ROAD EDINBURGH

11 Wemyss Place,

Edinburgh, EH3 6DH

0131 220 4160mail@rettie.co.uk

www.rettie.co.uk

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