Entrance Vestibule
The grand panelled front door with brass ironmongery and stone corbels sets the scene for a characterful home, filled with an abundance of period features. The bright and welcoming vestibule leads into a private staircase up to the first floor.

Hallway
The hallway with its large, stunning cupola including beautiful original cornicing ensures the property is flooded with light. Original iron stair railings with carved wooden handrail lead up to the second floor.

Living Room
An exceptionally light and spacious living room with many original period features. This room occupies an enviable West-facing corner position, and includes a large Victorian bay window with original panelling, plus a further sash and case side window. With beautiful, original cornice, ceiling rose, picture rail and stripped wooden floors this light and airy room is made cosy in winter with a living flame gas fire with marble surround.

Kitchen / Diner
Perfect for entertaining with friends and family this spacious kitchen offers plenty of food prep area and ample storage. East-facing, you can enjoy a family breakfast with fabulous views to Arthur's Seat. Units consist of a combination of fitted and free standing with a Bosch fridge, washing machine and dishwasher (all included) and Smeg gas hob and Neff fan oven. There is also a ceiling pulley for drying clothes.

Dining Room / Bedroom 4
A large, flexible living space, currently set as a dining room, would equally make a spacious fourth bedroom with beautiful black slate feature fireplace and Farrow & Ball decor. This room can easily host a table of ten for a swish dinner party or family gathering. A large East-facing, double glazed, sash and case window provides lots of natural light and views to Arthur's Seat.

Office / Bedroom 3
Located on the first floor with a large sash and case West-facing window, this bright room offers flexible space, either as a work-from-home office or single bedroom - or both!

Family Bathroom
A bright, fully tiled bathroom with white, three-piece suite, including a glazed titanium steel Bette bath and overhead shower with glass panel door.

Master Bedroom
This large, bright and cosy, West-facing double bedroom has a double-glazed dormer window offering fabulous views and has plenty of cupboard storage space.

Bedroom 2
Overlooking the rear of the property with spectacular and uninterrupted views of Arthur's Seat and the Salisbury Crags, this cosy, bright, freshly decorated double bedroom has stripped wooden floor and a single under eaves storage cupboard.

Garden
Accessed via a side pathway, the sunny patio garden offers private seclusion within a large stone walled garden. Easily maintained, it provides an excellent space for just sitting and relaxing, or tending a host of potted plants and shrubs for those with greener fingers!

Local Schools
Newington offers excellent schools within easy reach, including Sciennes Primary School, which is in the local catchment area, James Gillespie's High School, Boroughmuir High School, and St Thomas of Aquin's RC High School. Nearby private schools include George Heriot's School, George Watson's College, and St George's Schools for Girls, in addition the Montessori and Edinburgh Steiner Schools are also within easy reach.

About Newington
Newington offers the perfect balance of city lifestyle and quiet residential atmosphere. As part of Edinburgh's Conservation Area, Newington is known for its beautiful architecture, stunning parks, and cultural diversity.

The property is ideally placed for both the University of Edinburgh, with the prestigious King's Building science campus a few minutes' walk away, while the main George Square campus is ten minutes by bike. The Royal Infirmary, and the university's teaching hospital, at Little France is just 1.8 miles away.

There are plenty of stylish cafes, restaurants and bars that offer a vibrant modern living vibe within easy walking distance of 81/2 Mayfield Road.

For families, there are plenty of parks and green spaces to enjoy - excellent local dog walks, including Blackford Hill at the Royal Observatory, just a stone's throw away. The Meadows, a large park in the heart of the community, is a popular spot for picnics, jogging, and outdoor activities, and Arthur's Seat offers fantastic views across the Firth of Forth.

Newington is also known for its fantastic shopping options. There are plenty of local shops and boutiques, as well as larger chain stores at Cameron Toll Shopping Centre (with plans for redevelopment and just an eight minute walk away). The area also has a great selection of supermarkets, including a Sainsbury's and a Tesco nearby. There are also local newsagents and convenience stores within a minute's walk as well as an excellent traditional butcher and garage within a short walk too.

Additional Information
EPC Rating: D
Council Tax Band: E
Parking - Controlled Zone 6B
Gas central heating - Vaillant gas boiler - two years old

Included Items
All carpets, light fittings, curtains, blinds, integrated and free-standing kitchen appliances (Bosch dishwasher, fridge and washing machine) are included in the sale. Some other items of furniture are available by separate arrangement.

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.