30a, York Place, Edinburgh, EH1 3EP

Front Courtyard & Cellars
Accessed from York Place with cast iron spear head and urn finial railings, a bright and enclosed front courtyard provides one of two entrances to the front of the property. In addition, there are two secure, fully dry-lined cellars, one of which is currently used as a work-from-home office with glass panelled door providing lots of natural light.

Drawing Room
The stunning, south-facing drawing room overlooks York Place with immense natural light streaming into this traditional room. All period features have been retained, including an impressive black slate fireplace, wall panelling, detailed carved door architraves and cornicing.

Kitchen & Conservatory Dining room
This modern kitchen with central cooking island is exceptionally bright thanks to the conservatory dining area allowing lots of natural daylight. Dark grey units and custom-made cupboards provide ample storage with granite worktop finishing off a stylish place to entertain friends. Integrated appliances include three under counter fridge units and a Bosch dishwasher. There are two single fan ovens, plus a microwave oven and gas hob. In addition, a one and a half size stainless steel sink with Insinkerator and hot water tap add convenience and the glass dining table seats up to six people.

Utility Room
A large utility room with sink, plenty of units and shelf space as well as washing and drying machines included in the sale.

Family Room
This family living room is the perfect place to relax after a busy day. With living flame gas fire and parquet style flooring this room feels warm and cosy - the perfect escape from the hustle and bustle.

Sitting Room
Located on the ground floor with stairs leading to the family room this flexible sitting room is currently used as a home gym / office. With beautiful original cornicing and original fireplace the room is especially bright thanks to its large Georgian windows.

Master Bedroom with En suite
An elegant double bedroom with walk-in wardrobe and en suite bathroom is especially bright thanks to large windows providing lots of natural light. With a wooden carved fire surround with cast insert providing a traditional feature to this beautiful room. The three-piece en suite, including shower, is just off the walk-in wardrobe.

Double Bedroom 2
A large double bedroom with lots of wardrobe space and room to relax.

Double Bedroom 3 with en suite
Overlooking the front courtyard this beautifully designed double bedroom includes excellent wardrobe space and an en suite with shower.

Bedroom 4
Currently set up as a guest bedroom this double room includes lots of wardrobe storage space.

Family Bathroom
A four-piece white suite including bath and separate shower and tiled throughout.

Storage
This property has lots of storage space throughout including a large walk-in cupboard located opposite the utility room.

Private Enclosed Garden & Hot Tub Area
With direct access from the kitchen this beautifully designed Zen-style landscaped garden is fully decked with cedar fencing for privacy and seating area. There's plenty of space to entertain family and friends or simply relax in the hot tub (included in the sale) with glazed roof for year-round bathing.

Garage
Single garage accessed via Dublin Street Lane with adjoining rear door to garden. Lighting and electrics included.

Local Schools
There are many excellent local schools within easy reach of York Place including Edinburgh Academy in nearby Stockbridge, Fettes College, George Heriot's, St George's and Stewart's Melville College.

About the New Town
York Place is ideally located for so many of Edinburgh's fantastic attractions, shopping and entertainment venues. Designer shopping at St James Quarter or Multrees Walk, an evening out at The Edinburgh Playhouse or Omni Cinema - all within a few minutes' walk. Princes Street, George Street and Queen Street are all within easy walking distance. Just round the corner on Broughton Street is a range of unique bars, shops and restaurants for those looking to buy-local. There's a small Tesco along on Picardy Place with a larger Sainsbury's slightly further away at Meadowbank.

Additional Information
EPC Rating: C
Council Tax Band: G
Controlled Parking Zone 2
Home Report; you can download from
Gas central heating - Zanussi Boiler, serviced regularly

Included Items
All integrated kitchen appliances. Washer and dryer in utility room. All carpets, curtains, blinds and light fittings. 2m x 2m, four seat hot tub in good working condition is also included.

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 to . 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.