UNDER OFFER AT CLOSING DATE

Features:
* Beautifully presented three-bedroom semi-detached family house with a fully useable attic located in the highly sought-after residential area of Duddingston to the east of Edinburgh's city centre
* Sympathetically extend and sitting on an east / west axis allowing consistently high light levels
* Enclosed paved area in front of the house allowing for off street parking and a well-managed back garden with modern summer house and garden shed
* West facing sitting room with adjoining conservatory currently used for dining and a further informal lounge area
* Pristine kitchen designed with floor and wall mounted storage units, work surfaces with tiled splashbacks and a combination of integrated and slot-in appliances
* Utility area
* Two comfortable double bedrooms with built-in wardrobes and a naturally lit fully tiled shower room
* Third ground floor bedroom offers flexibility as an office / study for example
* Fully floored attic accessed by a Ramsay ladder
* Double glazing and gas fired central heating

Set on an attractive residential street, bounded by grass verges, this is a three-bedroom semi-detached house set over two floors with an additional fully useable attic located in the highly sought after residential area of Duddingston to the east of Edinburgh's city centre.

The house has been sympathetically extended and sits on an east / west axis allowing it to consistently maximise high light levels. With a private paved area, enclosed by wrought iron boundary railings and large double gates thus allowing off street car parking, in front of the house and a well-managed back garden, it is an ideal, beautifully presented, family home.

The hall opens onto the west facing sitting room that has a marble fire place with fire and wooden mantle. At the far end of the room, there is a full-height internal glass window and a separate sliding glass door that leads into a conservatory that naturally is flooded with light and has French windows opening onto the back garden. This room accommodates not only a family sized dining table and chairs, but also offers enough additional space to provide a further informal lounge area. The pristine kitchen can be accessed from either the hall or the conservatory; it has glass panelled doors at each end and an internal window at the end that adjoins the conservatory and as a result is naturally lit. It has been designed with floor and wall mounted storage units, work surfaces with tiled splashbacks and a combination of integrated and slot-in appliances. There is a useful, naturally lit utility area and the what can be used as the third bedroom which is currently used as an office space completes the ground floor accommodation.

On the first floor, there are two comfortable double bedrooms, each has built-in wardrobes, and a naturally lit fully tiled shower room with three-piece suite, including a basin set in a vanity unit. There is access from the landing, via a Ramsay ladder, to the fully floored attic that also has a Velux window set in the roof.

To the front of the house, as already described, there is a large paved area that is designed for off street parking. Behind the house, the back garden is predominantly grassed with a paved area abutting the back of the house, with a further similar area at the end of the garden on which stands a wooden summer house with glassed front and side panels. There is a dividing fence behind the summer house and this last part of the garden has a large well maintained double doored shed with pitched roof.

The house is double glazed and has gas fired central heating.

Area:
Benefitting from being close to Duddingston Village, Holyrood Park and Duddingston Golf Course, the villa is located in a genuinely enviable place to live. Duddingston Village is home to the iconic and famous Sheep Heid Inn and the extended area offers amenities that include a regular bus service and a good range of local shops, including a convenient Tesco Express on Willowbrae Road. Larger scale retail facilities are found at Fort Kinnaird, the Meadowbank Retail Park, a large Morrisons supermarket on Portobello Road, as well as the multitude of small specialist shops that are also in nearby Portobello.

As initially stated, Duddingston Golf Course and Holyrood Park are close by. Prestonfield Golf Course and Portobello Public Park and Golf Course are also easy to get to. The Scottish Parliament, Commonwealth Pool and Edinburgh University's Pollock Halls lie across Holyrood Park. The Royal Infirmary and Edinburgh International Airport are approximately 1 and 7 miles away, respectively and The City By-pass and main motorway networks can be simply accessed.

Council Tax Band: D
Tenure: Freehold