22 Rubislaw Den South Aberdeen, AB15 4BB

Aspc ref: 313779

Price over £1,700,000

7 Bedrooms 4 PublicRooms 3 Bathrooms 437 m2 EPC E Council Tax Band H

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7 Bdrm Detached Dwellhouse. Ground flr: V/bule. Hall. Sitting rm. Drawing rm. Dining rm. Kitch/Dining area on open plan. Conservatory. 2. Cloakrms with wc. Store rm. Utility rm. Basement. 1st flr: 3 Bdrms 1 with ensuite. Dressing rm. Laundry rm. Mezz flr: Bdrm. Bathrm. 2nd flr: 3 Bdrms. Bathrm (CT band - H). Garden. Garage. Parking. Price over £1,700,000 Entry by arr. Viewing contact solicitors. (EPC band - E).


We offer for sale this ELEGANT SEVEN BEDROOM DETACHED DWELLINGHOUSE located in one of Aberdeen’s most sought after locations. This traditional granite house with Tudor style decorative woodwork to the front and a large conservatory to the rear spans three floors and benefits from a high degree of privacy, being set back from the road and protected by electric gates and wrought iron decorative fencing. This spacious family home exhibits many traditional features including beautiful woodwork, high ceilings, ornate cornicing and plasterwork and an eye catching original stained glass window on the staircase. It is surrounded by private gardens and has access to the City’s best kept ‘secret garden’ – The Den of Rubislaw policies covering fourteen acres of woodland.

The accommodation on the ground floor comprises: Entrance Vestibule; Main Entrance Hallway; Sitting Room; Drawing Room; Dining Room; Cloakroom leading to spacious Basement store; well appointed Kitchen with open plan Dining Area; Rear Hallway with access to the rear and the side of the property; Store; Cloakroom and superb Conservatory surrounding the corner of the main house. The main staircase leads to the First Floor Landing which is turn allows access to the Master Bedroom with en suite Shower Room; two spacious Double Bedrooms, one with a useful Dressing Room; and Laundry Room. At the turn of the staircase, a mezzanine landing and further door leads to the Family Bathroom and a further Double Bedroom. From the main landing, a further staircase leads to the Second Floor Landing accessing a second Family Bathroom and the remaining three Double Bedrooms. The property is south facing and therefore benefits from natural light entering the main living spaces, making the property warm and welcoming. To the rear, there is a large patio area and extensive lawn and mature trees and shrubs. A separate garage is positioned nearby on Spademill Lane. All integrated appliances in the Kitchen will remain as will the usual fitments in all the Bathrooms.

Rubislaw Den South is a wide tree lined avenue in the City’s West End and for over a century has been one of the most prestigious addresses in Aberdeen. It is convenient for easy access to the major road network, and for travel outwith the area, there are effective rail and air links including domestic and international flights from Dyce Airport. Aberdeen has notable primary and secondary schools, public and private, including an International School currently located at Milltimber. As Scotland’s third city, Aberdeen has a thriving cosmopolitan population, with a buoyant economy driven by the oil and gas industry as well as fishing and agriculture, and as such, has a wealth of leisure, recreational, cultural, entertainment, retail and health facilities, with the recent addition of Trump International Golf Links at Balmedie. Aberdeen’s West End is a favoured location which provides easy access to stunning coastal and mountain scenery and a choice of outdoor pursuits for all tastes

Viewing is highly recommended to appreciate the calibre of this property.


ENTRANCE VESTIBULE: Entry to the vestibule is taken by way of double solid hardwood doors. Cupboard housing electric meters and fuse board. Original mosaic tiled flooring.

HALLWAY: (23’8 x 8’4 app) This welcoming hallway with high ceiling creates an imposing entrance. The wide, carpeted staircase leading to the first floor is lit by way of an eye catching original leaded stained glass window which adds further character to this already impressive foyer. Original stained floorboards.

SITTING ROOM: (16’1 x 14’10 app) A welcoming room with a large picture window overlooking the front of the property and featuring a gas fire with tiled and cast-iron inset housed in a carved wooden fireplace with marble hearth with arched alcoves to either side.

DRAWING ROOM: (21’1 x 14’10 app) A bright room overlooking the front of the property by way of a box bay window with original sash and case frame with additional light entering from a single window to the side. This welcoming room features a gas fire set within a carved wooden fireplace and marble hearth. Solid wood floor.

DINING ROOM: (22’7 x 16’0 app) Double oak doors allow access from the Drawing Room to this formal Dining Room with bay window overlooking the rear of the property and additional window to the side. This room also features a gas fire set within a carved wooden fireplace. Alternate access is provided from the Hallway. Solid wood floor.

KITCHEN: (17’3 x 14’1 app) This well-appointed family kitchen was designed by the renowned Clive Christian and provides an excellent range of units and a superb larder style pantry cupboard. The white carved units are complemented with granite work surfaces with tiled splash backs while the five door Aga cooker is set into a recessed area. A Belfast sink with drainer is set under the window overlooking the side of the property. A central island unit with solid wood work surface houses a single bowl sink with waste disposal unit, additional storage, integral wine store and dishwasher as well as providing space for informal dining. Integrated fridge freezer. Central light fitting and recessed spotlights. Tiled floor.

DINING AREA: (14’6 x 10’1 app) On open plan with the Kitchen, this Dining Area provides ample space for family dining. Tiled floor.

CONSERVATORY: (31’3 x 15’10 app max dim) This generous Conservatory fitted with astrigalled windows is accessed via the Dining Area and surrounds the north westerly corner of the main house with double doors leading to the patio area of the rear garden. Tiled floor.

CLOAKROOM: This fully tiled cloakroom is fitted with a white wc and wash hand basin. Opaque window. Recessed lighting. Tiled floor.

BASEMENT: Accessed from the Cloakroom by way of a timber ladder style staircase, this useful basement store covers the space under the main part of the ground floor and is divided into various sections due to the foundation supports. Power and light. Concrete flooring.

REAR HALLWAY: (9’5 x 2’11 app) This Hallway provides access to the rear of the property and to the Cloakroom, Utility Room and Store. Tiled floor.

CLOAKROOM: This useful cloakroom is positioned by the rear entrance and comprises a WC with high level cistern and corner wash hand basin. Opaque window.

STORE: Housing the main hot water tank.

UTILITY ROOM: (8’4 x 7’2 app) Fitted with base and eye level units housing a stainless steel sink with single drainer. Plumbed for washing machine and space for tumble dryer.

STAIRWAY: A wide staircase with brass stair rods and carved, open wooden balustrade leads to the main landing. At mezzanine level, there is a leaded and stained glass window with an inset family crest allowing light to reach the staircase and the main landing. A doorway leads to the upper rear hallway and to the Family Bathroom and Double Bedroom.

FIRST FLOOR LANDING: A spacious landing allowing access to all the first floor rooms.

MASTER BEDROOM: (18’8 x 15’5 app) A generous bedroom to the front of the property fitted with a walk in wardrobe with double doors, hanging rails and sliding shelves. A former Aberdeen press is used as a shoe store. Ample space for free standing furniture. NB A water tank is concealed in the walk in wardrobe and may be accessed by sliding the shelved units out.

EN-SUITE SHOWER ROOM: (12’3 x 8’4 app) A beautifully appointed en suite with a wide range of bespoke storage units and drawers and carved woodwork and fitted with a white wc and two wash hand basins set into marble surround. The fully tiled double shower cubicle with sliding glass doors is fitted with a double head shower unit. Window to front. Recessed lighting. Tiled floor.

DOUBLE BEDROOM 2: (17’0 x 14’2 app) Overlooking the front of the property with sufficient room for free standing furniture. Built in cupboard. Laminate flooring.

DOUBLE BEDROOM 3: (15’2 x 15’0 app) Overlooking the rear garden with shelved alcove and cornicing. Again, ample room for free standing furniture

DRESSING ROOM: (14’6 x 9’11 app) Fitted with bespoke furniture providing extensive shoe storage, hanging rails, shelving and glass fronted drawer units. This room was formerly a bathroom and all the pipework remains concealed should this revert to its former use. Extractor fan.

LAUNDRY ROOM: Currently used as a laundry store and accommodating a built in storage cupboard and stainless steel single sink with drainer. Vinyl flooring.

MEZZANINE: At the mezzanine landing on the main staircase, a doorway and several steps lead to the rear wing of the house comprising a Double Bedroom and Family Bathroom.

FAMILY BATHROOM: (10’8 x 8’0 app) Fitted with a white three piece suite comprising wc, Victoria style wash hand basin and bath with shower attachment. Extensive tiling to bath area and to dado height on remaining walls. Recessed lighting. Tiled floor.

DOUBLE BEDROOM 4: (14’6 x 13’6 app) A good sized room to the rear with dual aspect windows allowing plenty of light to enter.

SECOND FLOOR: A carpeted staircase with cast iron balustrade and wooden handrail leads to the second floor landing.

LANDING: A spacious L-shaped hallway and landing provides access to the upper floor accommodation. A useful cloak cupboard is situated at the top of the staircase.

DOUBLE BEDROOM 5: (19’1 x 16’5 app) A good sized Double Bedroom set in the front eaves of the property.

DOUBLE BEDROOM 6: (15’1 x 10’0 app) A further well-proportioned Double Bedroom to the front with double built in wardrobes with hanging rail and shelf.

DOUBLE BEDROOM 7: (13’3 x 11’1 app) A spacious Double Bedroom to the rear with useful cupboard in the eaves space.

FAMILY BATHROOM 2: (10’4 x 9’4 app) Fitted with white wc, Victorian style pedestal sink and bath with shower attachment on the mixer tap. Extensive tiling to bath area and to dado height behind the other fittings. Velux window. Tiled floor.

OUTSIDE: The property sits in an extensive plot with a private driveway accessed via remotely operated wrought iron security gates and entry phone system. The garden is very well maintained and stocked and is an ideal space for children and animals alike to play safely. Additional wrought iron gates to either side ensure the rear garden remains secure.

DIRECTIONS: Travelling in a westerly direction from the City Centre on Union Street, continue along Alford Place and Albyn Place to the Queens Cross Roundabout. Take the second exit and continue on Queens Road. At the next roundabout, take the third exit onto Forest Road. Rubislaw Den South is the first turning on the left. No 22 is situated a short distance on the right hand side.

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Iain Smith Solicitors LLP

18 Queens Road Aberdeen AB15 4ZT


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