The subjects comprise a well presented and good quality, modern guest house with significant owners accommodation arranged over the ground and attic floors of a detached property of brick/block construction under a pitched and tiled roof. The subjects have been extended to the rear by means of a single storey extension. The guest house is entered by means of a vestibule towards the Eastmost end of the front elevation, and this leads into the main circulation hallway.
Entered from the vestibule is a double letting bedroom, entered from the internal hallway two further letting bedrooms, both doubles similarly appointed.
To the rear lies the conservatory extension which comprises the dining facilities for 18 covers and patio doors which lead out to the rear garden area.
The proprietors kitchen/dining room which has recently been upgraded are entered from the hallway and the kitchen area is fitted with a range of good quality modern domestic floor and wall units.
Leading off this portion of the property is the owners accommodation which are all double rooms with a separate bathroom and living space. At first floor level built within the roof space are a further five letting rooms, comprising three family rooms, and two double rooms. There is also a laundry/store entered from the landing. The letting rooms are comfortably furnished and fitted with en suite shower rooms, zip and link beds, televisions, radio alarms and hostess trays. To the rear of the site is an enclosed garden and to the front and side adequate parking for all guests.
Location
The subjects are located on the South side of Old Dalkeith Road, just West of its junction with Kingston Avenue, approximately four miles Southeast of Edinburgh city centre. Surrounding properties are principally residential in nature, though there are a small number of other privately owned guesthouses in the vicinity. Old Dalkeith Road is a very busy traffic thoroughfare which carries a substantial volume of vehicles on a daily basis to and from the city centre via the Cameron Toll junction, linking as it does to the city bypass at the Sheriffhall roundabout, which lies further Southeast. The new Edinburgh Royal Infirmary has been developed at Little France, which is also a short distance to the East, and dominates the North side of Old Dalkeith Road. The location of the property is shown on the undernoted plan.
Accommodation
ACCOMMODATION
We would summarise the accommodation as undernoted: -
Ground Floor
Entrance vestibule, hallway, three letting bedrooms, utility room, conservatory dining room, kitchen/dining area, further utility room, staff shower room, three owners bedrooms and livingroom.
First floor
Five letting bedrooms, all with en-suite facilities, laundry/store.
External
Private parking, surfaced in tarmac to both the front and side with a rear landscaped garden. There is also a single car garage to the rear.
SERVICES
The subjects have the benefit of all mains services and heating is via radiators throughout powered by a gas fired central heating system.
Terms
RATES
Reference to the Assessor’s website has shown that the subjects are entered in the current Valuation Roll at Rateable Value £6,000.
PRICE
Offers over £650,000 are sought for the property, goodwill, fixtures and fittings, with stock available over and above at valuation.
ENERGY PERFORMANCE CERTIFICATE
(EPC)
A copy of the Energy Performance Certificate is available upon request. The rating is G.
Specification
• 8 modern en suite letting bedrooms
• Located close to City Centre & Bypass with private parking and rear landscaped gardens
• Substantial 3 bedroom owners accommodation
• Well presented to high standard throughout
• Established business with fantastic opportunity to develop further
• EPC band rating G
• OFFERS OVER £650,000