*OPEN HOUSE - SUNDAY 28TH APRIL, 12PM-2PM*

Large three bedroom (120 sqm) ground floor flat in the extremely sought-after Cramond district of Edinburgh.

The property is accessed at ground floor level via a newly refurbished reception area with secure entrance phone system and is comprised of: large hallway with ample storage, bright and spacious dining sitting room with dual aspect windows and balcony, allowing for exceptional natural light and many attractive features such as the fireplace and mantel. The kitchen has a range of modern wall and base units, allowing for a lot of storage, coordinating tiled splashback with wooden worksurfaces, integrated appliances namely an electric oven, hob and extractor hood, further freestanding appliances as well as room for a small dining table or breakfast bar. Two of the double bedrooms have wall length built-in wardrobes with great storage and dual casement windows. A further room is currently being utilised as a family dining room, adding to the functionality of the property but could also serve as a third double bedroom, or even a home office. There is a family bathroom with large walk in shower, WC and hand wash basin. A further separate powder room with WC and wash basin can also be found in the immediate entrance hall.
The property benefits from electric heating, double glazing, an allocated undercover car parking space, external store and access to a well maintained communal grounds which add to the appeal of the property. The balcony off the sitting room has room for external furniture and allows for a private outside space overlooking the leafy rear, towards river Almond; it is elevated due to the rear underground car port, making it the perfect outside area within the comfort of the home.

The development factor is James Gibb which includes the upkeep of communal areas, internal reception, underground carpark maintenance and buildings insurance.

Situated approximately 4½ miles to the North-West of Edinburgh’s city centre, Cramond is a prosperous and highly regarded residential district on the southern shores of the Firth of Forth that offers simple direct access to the city centre and all it has to offer. There is an abundance of walks in the immediate area; along the River Almond, just 0.2 miles from the properties entrance towards the historic Cramond village; along the Cramond foreshore towards Leith; to the tidal Cramond island and through Dalmeny Estate towards South Queensferry. There is a Tesco supermarket and selection of independent shops at Davidson’s Mains, as well as useful amenities such as a Post Office, Costa coffee shop, Boots Pharmacy and a number of beauty salons. The Gyle shopping centre is a 10 minute drive away and provides a wide selection of high street stores and eateries as well as a Morrisons and M&S. Cramond is well located for schools including Cramond Primary School and the Royal High School, in the state sector as well as several prestigious private schools, including Stewart Melville, ESMS, Cargilfield Prep school. Golf courses in the area are plentiful with The Royal Burgess and Bruntsfield Links. The amenity grounds of Cammo House and Lauriston Castle are also nearby. The property is ideally placed for access to Edinburgh Airport as well as to the central Scotland motorway network with connections north by the Queensferry Crossing and westwards towards Stirling and Glasgow.

All fitted flooring and integrated appliances are included in the sale. Some items of furniture may be available by separate negotiation. No warranties or guarantees will be provided.

Under the HMRC Anti Money Laundering legislation, all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds and required to produce proof of identity and proof of address. This is acceptable either as original or certified documents. By submitting an offer for acceptance, you agree to this condition and are happy for DJ Alexander to contact you for these purposes.

EPC: E
Council Tax: E - £2569.91 inclusive of water and sewage* (*based on 2024/2025 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains connection – Fuse board is located within the hallway
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Electric storage heaters
Broadband: 1000 MBPS (Potential download speed)
Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage
Parking: On street permit and pay-and-display parking is available on surrounding streets under zone 2 (Permits obtained upon application to The City of Edinburgh Council and payment of fees)
Factor: Charles White at an approximate cost of £100 pcm
All statements contained herein are believed to be correct but are not guaranteed and interested parties must satisfy themselves as to their accuracy.