30a/2, Shandwick Place, West End, Edinburgh, EH2 4RT

Kitchen/Living/Dining Room
A stylish, open plan space with a tranquil outlook over the rear of the building. Featuring excellent storage, a comfortable living area with stylish decor and a beautifully designed, Shaker style kitchen. Large, double-glazed windows allow plenty of natural light into the property, which also has space for a large dining table.

Master Bedroom
A large, rear-facing, quiet double bedroom with plenty of storage and a spacious ensuite shower room. Two large wardrobes included in sale.

Bedroom 2
A generous, quiet and bright double bedroom with a large wardrobe and excellent natural light. Large wardrobe included in sale.

Family Bathroom
On the second floor, a beautifully designed, internal bathroom with three-piece-suite, shower over bath and heated towel rail. The property also features a separate WC on the first floor.

Work From Home Space
At the top of the stairs the property has a dedicated desk nook, ideal for working from home.

W.C.
A separate W.C. and wash-hand basin in located off the hallway on the first floor.

About West End
Shandwick Place is ideally located within easy reach of all West End amenities, such as local shops and extensive transport links. The ground floor of the property is home to a Sainsbury's supermarket. The building is close to the financial and commercial hubs of Edinburgh and benefits from access to leading local primary and secondary schools. For commuters, Edinburgh airport and the motorways are within easy reach. Bus and trams are both readily available on Shandwick Place.

Additional Information
EPC Rating: C
Council Tax Band: E
C-Listed and within the West End Conservation Area and within UNESCO World Heritage Boundary
Gas central heating - serviced annually
Excellent storage throughout
Part double glazed (living room and bedroom 1)
There is a factor fee for communal building costs - see Home Report for more information
117 msq

Included Items
All carpets, light fittings, three wardrobes, blinds, curtains and kitchen appliances are included.
All furniture is available to purchase by separate negotiation.
Please note; bedroom 1 - blinds are cosmetic only

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.