(2f2), 1 Windsor Street, Hillside, Edinburgh, EH7 5LA

ENTRANCE HALLWAY
A welcoming and spacious entrance hallway with large cupboard offering plenty of room for coats and shoes. The stand-out period features include original decorative corbels framing the spiral stone staircase and cornice.

LIVING ROOM
Extremely sunny, south-facing living room with large, dual, sash and case windows with views to Calton Hill. With a decorative dado, feature fireplace (gas) and large storage cupboard this room easily fits two three- seater sofas and a large dining table and chairs for entertaining.

BEDROOM 1 / DINING ROOM
Currently used as a large double bedroom this could equally be a stunning dining room for entertaining friends, with dual south-facing sash and case windows with views to Calton Hill. Off this room is a large cupboard/wardrobe.

DINING KITCHEN
A contemporary dining kitchen overlooking the rooftops and quiet rear of the property. With large freestanding fridge/freezer, integrated dishwasher, oven and gas hob with feature extractor. Counter and floor lights add to the contemporary feel.

UTILITY ROOM
Off the kitchen, the utility room includes plenty of cupboard and shelf space along with sink and draining area and separate washing machine and tumble dryer (both included).

SHOWER ROOM
A modern, three-piece-suite with walk-in shower, this bathroom features underfloor heating and an electric heated towel rail. A sash and case window provides lots of natural light.

BEDROOM 2
Overlooking the tranquil rear of the property this is a spacious double bedroom with laminate flooring.

BATHROOM
Situated on the first floor next to bedroom 2, this spacious bathroom with three-piece-suite and shower over the bath also features a heated towel rail and sash and case window.

BEDROOM 3
Also overlooking the tranquil rear of the property with amazing views across the rooftops to the Firth of Forth this spacious double bedroom features a tiled fireplace.

BEDROOM 4
Bedroom 4 is suitable as a single bedroom, dressing room, nursery, or work from home office. High-level cupboards provide additional storage.

STORAGE & CELLAR
In addition to the sizeable cupboards/wardrobes throughout the property there is also a deep storage space mid-way up the spiral staircase, perfect for suitcases and small items of furniture.

ABOUT THIS LOCATION
Windsor Street is located in the area of Hillside, just half a mile to the east end of Princes Street. Situated within the New Town Conservation Area and on the boundary of the UNESCO World Heritage Site this breath-taking Georgian building is one of architect, William Playfair's, finest, built in 1820. Playfair's use of Grecian-style, ionic columns is how Edinburgh has the nick name, the 'Athens of the North'.

Within a very short walk is a vast array of restaurants, shops, cafes and entertainment options with St James Shopping Centre, the Omni Centre, including VUE cinema and Edinburgh Playhouse close by. Designer shopping districts include Multrees Walk, George Street and St Andrew's Square, hosting brands including Harvey Nichols and Louis Vuitton.

Transport links are aplenty including bus and tram stops to take you around the city and a short walk away is the city bus station. The tram terminus is located on Picardy Place just a two minute walk away and Waverly Train Station a ten minute walk along Princes Street.

Edinburgh offers an impressive array of independent schools including The Edinburgh Academy, George Heriot's and George Watson's College as well as St George's School for Girls, The Mary Erskine School and Stewart's Melville and Merchiston Castle School, all easily accessible from 1 Windsor Street.

There is plenty of metered and permit parking around Windsor Street.

The property overlooks Calton Hill and the pretty treelined area of London Road. Access to the private Regent G*rdens is available by application and an annual fee (there is currently a waiting list).

WHAT'S INCLUDED
INCLUDED:
- Carpets & wall and ceiling light fittings
- All integrated and freestanding kitchen goods including fridge/freezer, washing machine, tumble dryer.
- Sofas, footstool and dining room tables and chairs
- All bedroom furniture and beds.

ADDITIONAL INFORMATION
Council Tax band E
EPC Rating E
All shutters are working throughout.
There is an upcoming stonework common repairs project due to the exterior of the building at 1 Windsor Street. This is being organised by the proprietors' association and the current owners will be responsible for the share attributable to the property for the works instructed. The latest information is available on request/at viewing.
Parking is within the Controlled Parking Zone N1
There is a proprietor's association for 12-13 Leopold Place and 1-3 Windsor Street. An annual fee is agreed per property to cover maintenance, stair cleaning, repairs etc. Fee for 2024 £575.00.
Viewing my appointment - call Fiona on or email

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.