Seldom available, this elegant and extremely spacious drawing room conversion occupies the first floor of a handsome Victorian semi-detached villa. Dating back to around 1890, the property retains several timeless features including intricate cornicing with rose, panelled doors, sanded floors and original sash and case windows. It is sure to appeal to purchasers of all age groups seeking versatile accommodation, a garage and access to outside space. The accommodation (83 sqm) is beautifully presented and now enhanced by contemporary fitments. The sunny bay-windowed drawing room exudes timeless charm whilst the refitted kitchen/breakfast room with integrated appliances offers informal dining space. There is a handy utility room, 2 double bedrooms and luxurious shower room (former bathroom) now providing a walk-in shower.

Gas central heating system is operated by a combi boiler (2018) and complemented by a log-burning stove.

Fountainhall Road is within a most prestigious Conservation Area which contains some of Edinburgh's most expensive properties. The Grange attracts families and other discerning purchasers due to the tranquil and leafy ambiance of the area. There are excellent schools, a variety of specialist shops, delightful coffee shops, quality supermarkets, restaurants, theatre and cinema. Several golf courses and other sporting options are within very easy reach. It straddles a well-served bus route connecting with Princes Street (three miles away). Fast road networks (including A702) give easy access to major commercial centres and the airport. The property benefits from a cupboard under the stairs which is useful for additional storage.

The property enjoys the benefit of a brick-built garage in the middle of a row of three (14sqm) to rear and access to the shared walled rear garden with level lawn and patio. Flat 2 also has the benefit of a strip of garden to the front of the building which is a lovely place sit. There is a very useful private internal store cupboard under the staircase in the shared reception hall at ground floor level (ample space to accommodate a bicycle).

The fitted carpets, gas hob, oven, hood, washing machine, dishwasher, fridge/freezer included in the sale price.

The property is in Council Tax Band E and it has a D rated Energy performance Certificate.

The property has been valued by surveyors at £475,000 and the Home Report is available via the ESPC website.

To view - please call Agent on[use Contact Agent Button][use Contact Agent Button] out with office hours).

Rooms

Sitting Room 4.70m x 6.80m (15ft 5in x 22ft 3in)
An elegant front-facing public room with cornicing and log-burning stove.

Kitchen/breakfast room 2.60m x 4m (8ft 6in x 13ft 1in)
A modern fitted kitchen with integrated appliances and space for breakfasting

Utility 1m x 1.50m (3ft 3in x 4ft 11in)
A small but handy utility store

Bedroom 1 3.50m x 4m (11ft 5in x 13ft 1in)
A good double bedroom

Bedroom 2 3.10m x 4m (10ft 2in x 13ft 1in)
versatile bedroom which is accessed from the sitting room

Shower Room
Previously a bathroom, this is now an extremely attractive refitted shower room with large walk-in shower

Garage 5.50m x 2.60m (18ft x 8ft 6in)
A brick built garage in the middle of a row of three. There is also an under stair cupboard off the main ground floor entrance hall

Drummond Miller Property are a one stop shop for estate agency, conveyancing and lettings. Our highly experienced team is committed to delivering more by offering great communication plus a transparent and personable service tailored to meet a variety of needs and budgets. We have a network of five offices across central Scotland and a dedicated team of people on hand to provide the personal service you expect and deserve. Estate Agency We make the process of selling your property easy. We understand that life is busy and that every selling situation is different so we pride ourselves on working closely with our clients to meet their specific needs and requirements. Our agents provide free, no obligation valuations that are based on thorough research and years of experience. With Drummond Miller, you are guaranteed an honest property appraisal and a realistic estimation of your property value. Lettings We are accredited by Landlord Accreditation Scotland (LAS) and Scottish Association of Landlords (SAL) proving our dedication to the strictest codes of industry practice. Our agents are Letwell/CIH trained and are also qualified residential paralegals. By letting your property with us, you can be as hands-on or hands-off as you like but we'll ensure that you always meet your obligations as a landlord. We offer a special "tenant finding only" service which allows you to manage the property and collect the rent yourself. Alternatively, we can arrange to show tenants around your property, check and reference them for you, and conduct regular inspections to make sure they're taking good care of the property. Conveyancing The buying and selling process can be complex which is why it’s important to choose an expert that you can trust to make the process as smooth and straightforward as possible. At Drummond Miller we assist with residential sales and purchases throughout Scotland and have developed a client focused approach with communication and understanding at the heart of our service. We take into account the needs of each buyer and we will tailor our services to you, whether you are a first time buyer, looking for a second home or expanding your property portfolio. We charge a fixed fee for our services, so you can be sure you won’t be faced with any unexpected legal fees down the line. Offices: Edinburgh|Glasgow|Musselburgh|Bathgate|Dalkeith

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