12a Rothesay Mews, Edinburgh, EH3 7SG

Entrance & Vestibule, Hallway
The property is accessed via a main door from the very quiet, cobbled cul-de-sac of Rothesay Mews. The vestibule area provides space for coats and shoes with the entrance hallway beyond a glass, paneled door heading up stairs and opening out into a very bright upper landing with Velux roof window. The light and airy landing hosts a stunning feature wall (Coordonne Essentia paper) and large storage cupboard with shelf and hanging space.

Living Room
A spacious and bright living room with double, shuttered sash and case windows and walnut, Victorian (reclaimed) fireplace offer a cosy and tranquil place to relax. With light, wooden flooring, a feature wall of Hicks geometric wallpaper and bold Farrow and Ball paint colours add to the stylish, yet homely surroundings.

Dining Kitchen
With ample dining space for up to six guests, this west-facing kitchen offers plenty of space for entertaining. A large, granite worktop, ceramic hob and ample cupboard space, as well as built-in items, including an oven with ceramic hob, washing machine and dishwasher. In addition there's a deep utility cupboard which also houses the boiler (fitted 2018).

Bedroom One & Ensuite
A spacious, double bedroom with plenty of room for additional furniture and two sash and case shuttered windows allow ample light. A large and spacious built-in wardrobe with sliding doors provides excellent hanging and shelf space. The bright and airy ensuite shower room features a Velux roof window, Victorian tap and shower fittings from Victor Paris and shower and floor tiles from The Original Tile Company in Stockbridge.

Bedroom Two
This room provides excellent flexibility, currently being used as both an occasional bedroom and work-from-home office. A sash and case shuttered window to the rear, Emma Shipley wallpaper and Farrow & Ball painted bookshelf (Stiffkey Blue) makes this the perfect place to relax with your favourite novel.

Bathroom
Striking designer wallpaper (Cole & Son) ensure a candle-lit bath time will never be dull. A heated radiator/towel rail, large white floor tiles and decorative mirror light offer style and practicality in equal measure.

Storage
In addition to the kitchen utility cupboard there is a large double door cupboard on the landing with plenty of hanging and shelf space.

Parking - Zone 1
A resident's permit for Zone 1 can be obtained from Edinburgh Council and annual fees are based on car engine size.

Local Schools
Rothesay Mews has a number of excellent local primary, secondary and private schools within easy reach, including - Primary; St Mary's RC, Flora Stevenson, Secondary: Broughton High School, St Thomas of Aquin's RC, Private: Edinburgh Academy, George Heriot's, Fettes College.

Additional Information
Included: all window shutters, all built-in kitchen appliances and carpets
Heating: Gas boiler - fitted 2018
Hive heating control system
Excellent bus routes from West End
EPC Rated - D
Council Tax Band - E
84 Sq M

Private Garden Access
Douglas Crescent Gardens circa £250 p/a, Dean Gardens (legacy membership) £190 p/a if membership is maintained.

About Rothesay Mews
Rothesay Mews is located in Edinburgh's highly sought-after West End. It nestles behind the prestigious Rothesay Place and next to Dean Village within Edinburgh's Conservation area. Being a cul-de-sac there is no through traffic so this picturesque cobbled street is safe and quiet. Built in circa 1870 for use by nearby residents these C-Listed mews properties have great local architectural importance and were built with garages at ground level and hay lofts and accommodation on the first floor.

Edinburgh's West End offers excellent restaurants, cafes and shops all within a few minutes' walk as well as major transport links, including Haymarket Station. There are smaller local supermarkets such as Sainsbury's Local on Shandwick Place as well as easy access further afield to Craigleith Retail Park. Stockbridge also provides a range of eclectic shops and artisan food retailers within easy reach of Rothesay Mews.

TERMS & CONDITIONS OF SALE
NOTES OF INTEREST should be made via a solicitor, as soon as possible, to ensure interested parties are informed in the event of a closing date being set for the receipt of offers. Only formal offers made by a solicitor will be considered. All offers and notes of interest should be sent to [email protected]. The seller is not bound to accept the highest, or any offer.

DISCLAIMER All sales particulars and listing information published by Ativa Property Ltd relating to this property do not form part of any contract with a prospective buyer. All statements and measurements contained herein are believed to be correct but are not warranted or guaranteed. Purchasers must satisfy themselves as to the accuracy by inspection or otherwise. No guarantee is given as to the working conditions of any appliances, nor that the property meets all current legal specifications. The photographs, video and floorplan shown belong solely to Ativa Property Ltd. It should not be assumed that the property has all required planning, building regulation or other legal consents.

All Scottish homes require a smoke alarm to be installed in the room most frequently used for living purposes and in every circulation space on each floor. A heat alarm also needs to be installed in each kitchen. The alarms need to be ceiling mounted and interlinked. Where there is a carbon-fuelled appliance such as a boiler, open fire or wood burner, a carbon monoxide detector is also required. These requirements and any existing equipment has not been assessed or tested for this property and it is the purchasers responsibility to confirm that the property will comply with these standards following a change of ownership.

UK ANTI-MONEY LAUNDERING LEGISLATION requires that all offers to purchase a property either on a cash basis, or subject to mortgage, require the buyer to show satisfactory evidence of their source of funds and proof of their identity and address to the selling agent, Ativa Property Ltd. This is required via original or certified documents.