Entrance Vestibule
A spacious and welcoming entrance vestibule with Victorian floor tiles.

Living / Dining
A spectacularly bright and spacious living/dining room with large Victorian bay window with open outlook, marble fire surround and cornicing.

Kitchen
The bespoke hand-made kitchen with maple units, Swanstone worktop, integrated waste disposal unit, under-counter lighting, a double oven, lowered ceramic hob with granite worktop and extractor hood and integrated dishwasher and fridge. The kitchen also features a larder unit with plenty of shelving and storage.

Bedroom 1
A quiet and spacious double bedroom facing the rear of the building with marble open fire surround, cornicing and sash and case window.

Bedroom 2
Overlooking the front of the property with sash and case dormer window this bright double bedroom includes a built-in sliding door wardrobe and access to large attic storage and utility cupboard.

Bedroom 3
A bright, single bedroom with sash and case window and original cornice.

Bedroom Four / Dining Room
A large, multi-use room which is currently set up as a dining room but could equally be a fourth bedroom or home study, including a semi-built-in oak and black walnut bookcase and large, partly shelved storage cupboard.

Family Bathroom
A spacious and bright, split-level tiled bathroom with three-piece-suite and shower over bath. The vanity unit is made with cherry wood and granite counter top with a mirror and dual lighting.

Hallway
The hallway leads up to two levels with a large, bright cupola including original cornicing, stone stairways (carpeted) and original iron stair railings with wooden handrail.

WC
Located on the first floor, a tiled WC with hand basin and mirror.

LOCAL SCHOOLS
Stockbridge has some excellent schools within easy walking distance, including Stockbridge Primary and the highly regarded Flora Stevenson Primary and Broughton High School. Private local schools within easy reach include Fettes College, Edinburgh Academy, St George's School for Girls and Stewart Melville.

ABOUT STOCKBRIDGE
Stockbridge is one of the most sought-after residential locations in Edinburgh and is often described as having a village-like feel. The property falls within Edinburgh's New Town Conservation Area and borders the UNESCO World Heritage Site. The property is just a short walk to Stockbridge's main thoroughfare of eclectic boutiques, galleries and an array of independent and award-winning artisan retailers. There is a superb choice of restaurants, cafes and bars and supermarkets, including Waitrose. Nearby Craigleith shopping centre offers a wide range of high-street brand names. Continuing the Victorian theme, local swimming baths at Glenogle Swim Centre are beautifully restored and also offer a state-of-the-art gym and fitness classes.

For an afternoon stroll, access to the Water of Leith, Inverleith Park and the Royal Botanic Gardens are just minutes' walk away. Residents enjoy a close proximity to the city centre, either on foot or via regular buses taking circa15 minutes to reach Princes Street. Edinburgh's Waverly Station is less than a mile away.

Additional Information
EPC RATING: D
Council Tax Band: F
Parking - Controlled Zone 5
Dean Tennis & Squash Club - Membership required
Access to local gardens (subject to application and availability)
Gas central heating - Worcester gas boiler

Included
All carpets, light fittings, curtains, integrated kitchen appliances (including additional freestanding fridge/freezer, Miele washing machine and dryer) and the fitted bookcase in bedroom 4 / dining room are included in the sale. All other furniture shown is available for purchase by separate negotiation.

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 [use Contact Agent Button] 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.