44 (3F1) Polwarth Crescent, Polwarth, Edinburgh, EH11

Excellent opportunity to purchase a wonderful two-bedroom third floor flat in the much sought after Polwarth district.

The property is accessed via a traditional communal tenement and opens up into a welcoming hallway with storage. The carpeted living room has a nice amount of space for freestanding furniture and overlooks the scenic Union Canal. The generous kitchen is fitted with modern base and wall storage units, has integrated appliances, tiled splashback and a dining nook with a breakfast bar. There is also floorspace for further freestanding dining furniture and a large storage cupboard/ pantry. The double bedroom is carpeted for comfort with dual integrated storage closets and attractive high ceilings. A further room can either be utilised as a single bedroom, study or for storage, adding to the functionality of the property. The family bathroom has a three piece white suite with mains shower over the bath.

The accommodation has the added benefit of gas central heating, double glazing and on street permit parking can be found on Polwarth crescent and surrounding streets under zone S3.

Enjoying a tranquil setting overlooking the picturesque Union Canal, yet conveniently situated just three miles south-west of Edinburgh’s city centre, Polwarth is a popular base from which to live and work in the capital. This highly desirable residential district boasts an excellent range of everyday amenities, including shops, bars and bistros. In addition, the nearby Fountain Park leisure complex offers a multiscreen cinema, a bowling alley, a state-of-the-art gym, family-friendly restaurants and pubs. Meanwhile, fashionable Bruntsfield Place is just a short stroll away and offers a fantastic selection of high street retailers, independent boutiques and eateries. Polwarth is ideally situated for those attending Edinburgh and Napier Universities, and is perfectly positioned for professionals connected to the financial district and city hospitals. Those who favour the fresh air are spoiled for choice with the idyllic canal on the doorstep, and Harrison Park, Bruntsfield Links and The Meadows just a stone’s throw away. Polwarth is well-connected with cycle paths and regular buses – including night busses – to the city centre and further afield. The area also offers quick and easy access to the city bypass, Edinburgh airport and M8/M9 motorway network.

All window furnishings (curtains, curtain poles, blinds etc), floor coverings, light fixtures and appliances (both integrated and free standing) are included in the sale. No warranties, guarantee or inventory 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: D
Council Tax: C - £1772.52 inclusive of water and sewage* (*based on 2024/2025 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains connection – electric meter and consumer unit located within the hallway
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Mains gas - boiler and radiators
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 S3 (Permits obtained upon application to The City of Edinburgh Council and payment of fees)
Factor: There is no building factor for this property
All statements contained herein are believed to be correct but are not guaranteed and interested parties must satisfy themselves as to their accuracy.