3 (GF) Eglinton Crescent is an elegant and generously proportioned double-fronted five-bedroom ground and garden flat, forming part of a converted B-Listed Victorian townhouse, offering flexible accommodation over two levels with private front courtyard including three cellars and walled rear garden. Superbly situated in the heart of Edinburgh's desirable West End, the property benefits from excellent local amenities and schools and is a convenient walking distance from the city centre. The property has been very tastefully upgraded and is in turn-key condition, whilst retaining many original period features including decorative ornate cornicing, bow fronted windows and high ceilings, fireplaces with mantel surrounds and working shutters.

On the ground floor, there is a shared entrance vestibule leading to a private entrance and welcoming hall; magnificent triple bow curved windowed drawing room with ornate cornice ceiling, open fireplace and mantelpiece surround; beautifully presented master bedroom to the rear with fireplace, twin windows overlooking the private rear garden, dressing area and spacious en-suite shower room; a further shower room on the corridor serves bedroom two, which has an open fireplace and two windows overlooking the front courtyard.

A mid-level landing leads down to the garden level where a charming hallway gives direct access to the front courtyard, and also acts as a second entrance for the property; impressive open plan living room / kitchen / dining room with patio door access to the private rear garden; modern fitted kitchen with wall and base units, integrated appliances including an AGA, and breakfast bar island, along with utility and laundry rooms; three further good-sized double bedrooms, one with en-suite shower room, and one currently used as a home office / study with custom-made wall-length bookcase; and a contemporary family bathroom with four-piece suite including bath and separate shower cubicle.

Accommodation:

Ground Floor: Entrance hall. Drawing room. Master bedroom with dressing area and en-suite shower room. Bedroom two. Shower room.

Garden level: Entrance vestibule and hall. Open plan Living room / Kitchen / Dining room. Three double bedrooms (one with en-suite shower room). Family Bathroom. Utility room. Laundry room. Storage areas throughout.

Gas central heating. Original sash & case windows. Well-maintained private front courtyard with three under pavement cellars, one of which is dry lined, and two stores. Enclosed north/north-west facing rear garden, with patio area and raised section to a lawned area with mature borders and garden arbour. Residents permit and pay & display on-street parking. There is also key access to The Eglinton & Glencairn Gardens, subject to a modest annual fee.