25blackfordhillgrove

25 BLACKFORD HILL GROVE

Edinburgh EH9 3HA

3

5

3 3515

Beds

Receptions

Baths

Sq Ft

Boasting an exceptionally private position in the shadow of the iconic Blackford Hill, 25 Blackford Hill Grove is a meticulous, architecturally designed five-bedroom detached house situated in Blackford, a highly desirable residential area just over two miles south of Edinburgh’s city centre. Spanning 3,515 square feet, arranged over two levels, this spectacular and stylishly presented home has been designed to encompass the best of modern living, with magazine worthy interiors, whilst remaining sympathetic to the surrounding environment. The current owners have used the finest materials to create an immaculate home, tastefully decorated with large multiple aspect windows allowing light to stream into the well-proportioned rooms, as well as far reaching, uninterrupted views of the Edinburgh skyline to Arthur’s Seat and the historic Edinburgh Castle and its firework display at Hogmanay and the Royal Edinburgh Military Tattoo.

The property is entered via monoblock driveway affording off street parking for up to three cars, and welcoming entrance vestibule, seamlessly leading to the main living areas comprising a spacious games room, fully equipped kitchen benefitting from high specification integrated appliances with sliding doors to private terrace, and living/dining room with sliding doors to the rear garden’s patio area, offering indoor outdoor living and endless entertaining opportunities. A double bedroom with fitted wardrobe storage, utility room and shower room complete the ground floor level.

Accessed through the living/dining room is the spacious yet cosy upstairs family room with Juliet balcony affording picturesque views. A glass staircase from the main hall leads to the first-floor accommodation comprising principal bedroom with stunning contemporary en-suite bathroom with walk in shower, and patio doors leading to extensive decking area, second double bedroom with Jack and Jill bathroom, and two further double bedrooms. Externally, the property further benefits from a tiered landscaped rear garden separated into 4 distinct areas including patio area, large decks and dedicated BBQ / bar area, ideal for al fresco dining. The property is bordered by mature trees and shrubbery.

The property is enviably located a stone’s throw away from the stunning walking routes of the Hermitage of Braid and Blackford Hill as well as being within easy reach of several highly regarded schools. The property is well served by excellent local amenities in the nearby bustling, affluent Morningside and cosmopolitan Bruntsfield in the city’s Southside and is also situated near to several golf courses and leafy parks including the Meadows.

3

5

3 3515

Beds

Receptions

Baths

Sq Ft

Boasting an exceptionally private position in the shadow of the iconic Blackford Hill, 25 Blackford Hill Grove is a meticulous, architecturally designed five-bedroom detached house situated in Blackford, a highly desirable residential area just over two miles south of Edinburgh’s city centre. Spanning 3,515 square feet, arranged over two levels, this spectacular and stylishly presented home has been designed to encompass the best of modern living, with magazine worthy interiors, whilst remaining sympathetic to the surrounding environment. The current owners have used the finest materials to create an immaculate home, tastefully decorated with large multiple aspect windows allowing light to stream into the well-proportioned rooms, as well as far reaching, uninterrupted views of the Edinburgh skyline to Arthur’s Seat and the historic Edinburgh Castle and its firework display at Hogmanay and the Royal Edinburgh Military Tattoo.

The property is entered via monoblock driveway affording off street parking for up to three cars, and welcoming entrance vestibule, seamlessly leading to the main living areas comprising a spacious games room, fully equipped kitchen benefitting from high specification integrated appliances with sliding doors to private terrace, and living/dining room with sliding doors to the rear garden’s patio area, offering indoor outdoor living and endless entertaining opportunities. A double bedroom with fitted wardrobe storage, utility room and shower room complete the ground floor level.

Accessed through the living/dining room is the spacious yet cosy upstairs family room with Juliet balcony affording picturesque views. A glass staircase from the main hall leads to the first-floor accommodation comprising principal bedroom with stunning contemporary en-suite bathroom with walk in shower, and patio doors leading to extensive decking area, second double bedroom with Jack and Jill bathroom, and two further double bedrooms. Externally, the property further benefits from a tiered landscaped rear garden separated into 4 distinct areas including patio area, large decks and dedicated BBQ / bar area, ideal for al fresco dining. The property is bordered by mature trees and shrubbery.

The property is enviably located a stone’s throw away from the stunning walking routes of the Hermitage of Braid and Blackford Hill as well as being within easy reach of several highly regarded schools. The property is well served by excellent local amenities in the nearby bustling, affluent Morningside and cosmopolitan Bruntsfield in the city’s Southside and is also situated near to several golf courses and leafy parks including the Meadows.

Laura Mathieson

+44 (0)131 624 4066

Associate Director

laura.mathieson@rettie.co.uk

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Laura Mathieson

+44 (0)131 624 4066

Associate Director

laura.mathieson@rettie.co.uk

3

5

3 3515

Beds

Receptions

Baths

Sq Ft

3

5

3 3515

Beds

Receptions

Baths

Sq Ft

Floor Plan

Ground Floor

Entrance Vestibule, Games Room & Storage Cupboard, Kitchen, Living Room/Dining Room, Double Bedroom Three, Utility Room, Shower Room

First Floor

Family Room, Principal Bedroom with En-Suite Bathroom, Double Bedroom Two with Jack & Jill Bathroom, Two Further Double Bedrooms

Outside Space

Monoblock Driveway with Off Street Parking & Large Shed / Bike Store, Private Terrace, Tiered Landscaped Garden with Patio, Mature Trees/Shrubbery and Decked BBQ area

Summary of Accommodation

A meticulous, architecturally design-led five-bedroom detached house situated in Blackford, a highly desirable residential area just a few miles south of Edinburgh’s city centre.

Fixtures and Fittings

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

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

EH9 3HA

Freehold

November 2024 - 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:

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.

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.

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.
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.
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.

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.

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.

Location

Blackford Hill Grove is situated approximately 2.5 miles to the south of the city centre, in the popular residential area of Blackford. The property is within close proximity to the Grange, an affluent residential district, and also Morningside, renowned for its large selection of independent shops, artisan cafés, cosmopolitan bistros and bars. Morningside also boasts a cinema and theatre; Tesco, Waitrose and Marks & Spencer supermarkets.

The property is surrounded by green open spaces, set adjacent to the Hermitage of Braid and Blackford Hill and is within easy reach of Edinburgh’s iconic Arthur’s Seat, the Meadows and Craiglockhart; which offer plentiful walking and cycling opportunities and provide a lovely contrast between the city and the countryside. There are also numerous recreational facilities in close proximity including Craigmillar Park Golf Course within walking distance and a number of others nearby; the Royal Commonwealth Pool, various tennis clubs and the Midlothian Snowsports Centre at Hillend.

Blackford Hill Grove lies within the catchment area for Canaan Lane Primary School (P1-P3) and James Gillespie’s Primary School (P4-P7), and James Gillespie’s High School, with private options including George Heriot’s School, The Rudolph Steiner School, Merchiston Castle and George Watson’s College in close proximity. The Edinburgh College of Art, Edinburgh University campuses and King’s Buildings are easily reached on foot.

The property benefits from private driveway parking with good proximity to numerous bus routes, the Royal Dick Veterinary College, Edinburgh Royal Infirmary and the new Edinburgh Children’s Hospital, the City Bypass, Edinburgh International Airport and Central Scotland’s Motorway Network (M8, M9, M90 and the Queensferry Crossing).