KINELLAN
16 Frogston Road West, Edinburgh EH10 7AR
4
5
3
3129
Beds
Receptions
Baths
Sq Ft
Nestled in the peaceful and sought after residential area of Fairmilehead on the south side of Edinburgh this substantial and impressive detached family home sits in a third of an acre plot and offers a rare combination of spacious living, tranquillity and stunning views.
The property has been upgraded and immaculately maintained by the current owners to create a truly beautiful family home. Arranged over two floors the accommodation offers a flexible layout designed to adapt to the needs of a busy modern family.
Outside there is a beautiful, mature and meticulously maintained South facing rear garden with a paved terrace providing the perfect spot for outdoor dining leading out onto an expansive lawn with mature shrubbery providing colour and privacy. Adding to the charm are both a children’s playhouse and a summerhouse. To the front of the property there is off-street driveway with parking for several cars and a generous double garage.
The property boasts an enviable location perfectly balancing urban convenience with access to nature. Some of the city’s best private schools are nearby as well as excellent local schooling and the property enjoys easy access to the city bypass. The open green spaces of the Pentland Hills are just a short distance away offering opportunities for hiking, biking, and enjoying outdoors, whilst the property is only 4 miles from the heart of the city.
4
5
3
3129
Beds
Receptions
Baths
Sq Ft
Nestled in the peaceful and sought after residential area of Fairmilehead on the south side of Edinburgh this substantial and impressive detached family home sits in a third of an acre plot and offers a rare combination of spacious living, tranquillity and stunning views.
The property has been upgraded and immaculately maintained by the current owners to create a truly beautiful family home. Arranged over two floors the accommodation offers a flexible layout designed to adapt to the needs of a busy modern family.
Outside there is a beautiful, mature and meticulously maintained South facing rear garden with a paved terrace providing the perfect spot for outdoor dining leading out onto an expansive lawn with mature shrubbery providing colour and privacy. Adding to the charm are both a children’s playhouse and a summerhouse. To the front of the property there is off-street driveway with parking for several cars and a generous double garage.
The property boasts an enviable location perfectly balancing urban convenience with access to nature. Some of the city’s best private schools are nearby as well as excellent local schooling and the property enjoys easy access to the city bypass. The open green spaces of the Pentland Hills are just a short distance away offering opportunities for hiking, biking, and enjoying outdoors, whilst the property is only 4 miles from the heart of the city.
4
5
3
3129
Beds
Receptions
Baths
Sq Ft
4
5
3
3129
Beds
Receptions
Baths
Sq Ft
Floor Plan
Ground Floor:
Vestibule, hallway, sitting room with French doors, dining room, TV room,
kitchen/breakfast room open to the garden room with French doors,
utility room with door to garage, bedroom four, study, shower room.
First Floor:
Landing with extensive storage, principal bedroom with en-suite shower room,
three further double bedrooms, bathroom with storage, floored attic.
Outisde
Private driveway, double garage, South facing rear garden.
Summary of Accommodation
This substantial and impressive detached family home sits in a third of an acre plot and offers a rare combination of spacious living, tranquillity and stunning views.
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 heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).
Viewing is strictly by appointment through Rettie & Co. 11 Wemyss Place, Edinburgh, EH3 6DH. Tel: 0131 220 4160.
Viewings
Offers
Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. & Rettie LLP’s. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.
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General Remarks & Information
Council Tax Band:
EPC Rating:
Postcode:
Tenure:
Particulars Prepared:
G
D
EH10 7AR
Freehold
January 2025 - First Issue
This property and other properties offered by Rettie & Co. & Rettie LLP’s. can be viewed on our website at www.rettie.co.uk as well as Rightmove and The London Office.
The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.
Rettie, their clients and any joint agents give notice that:
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They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
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All Rettie floorplans are drawn to RICS standard. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. & Rettie LLP’s have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.
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All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.
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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. Rettie use electronic verification, if this is not possible original documents are acceptable.
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The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co. or Rettie LLP’s, 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.
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The Purchaser(s) shall be deemed to acknowledge that they have not entered into contract in reliance on the said statements, that they are satisfied themselves 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.
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Any error, omission or misstatement 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.
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Location
The property is situated in the peaceful residential area of Fairmilehead on the south side of Edinburgh. This desirable location is approximately four miles away from the vibrant city centre, allowing for a convenient commute whilst offering a tranquil living environment.
The area is popular with families due to its highly regarded educational institutions, both within the state and private sectors including the prestigious Merchiston Castle and George Watson's College.
Nearby Morningside offers a charming village atmosphere with a diverse range of specialist shops as well as a large Waitrose and smaller M & S supermarket. The area also boasts a varied culinary scene with numerous pubs, restaurants, and coffee shops.
The nearby Pentland Hills offer a wealth of opportunity for outdoor enthusiasts including picturesque walks, cycle routes, fishing lochs and golf courses. The area is well served by public transport, with bus stops a stones throw from the property. The proximity to the city bypass is only minutes away with easy access to motorways including Glasgow and The Queensferry Crossing to Fife as well as to Edinburgh Airport
KINELLAN
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