**OPEN VIEWING - SUNDAY 25TH JANUARY BETWEEN 1-3PM**

Charming three-bedroom mid-terraced house perfectly positioned in the peaceful residential Duddingston area of Edinburgh, offering a versatile layout ideal for modern family living.



The welcoming entrance hall features a handy storage cupboard and leads into a bright sitting/dining room, which flows seamlessly into a conservatory, providing a light-filled space for relaxation and entertaining. The kitchen is well-proportioned, with fitted wall and base units, a mirrored splashback, and integrated appliances. The convenient downstairs WC completes the ground floor accommodation.
Upstairs, the property offers three double bedrooms, all of which have ample space for freestanding bedroom furniture, and a family bathroom with three-piece white suite and shower over the bath. There is an additional attic room providing flexible accommodation.

The property has the benefit of gas central heating and double glazing throughout.

Externally, the property boasts both private front and rear garden, driveway (EV charger installed) and garden room which add to the appeal of the property.

Lady Nairne Crescent is a quiet residential street situated within in the highly sought-after Duddingston area of Edinburgh, east of the city centre. The property enjoys close proximity to a range of local shops and convenience stores. More extensive retail options are available close by - with Morrisons on Portobello Road, Sainsbury’s at Meadowbank Retail Park and the popular Fort Kinnaird Shopping Centre offering high street brands, eateries and a cinema. Outdoor and leisure amenities are a notable feature of this location. Holyrood Park, Arthur’s Seat and Duddingston Loch provide vast open parkland, walking, cycling and scenic viewpoints right on the doorstep. Figgate Park and the nearby Portobello Beach & Promenade offer peaceful green spaces and coastal walks. For sports and fitness, the state-of-the-art Meadowbank Sports Centre and Portobello Leisure Centre are close by, with facilities ranging from swimming pools and gyms to courts and exercise classes. Duddingston and Prestonfield golf courses are also a short distance away. The property is in the catchment area for well-regarded primary and secondary schools (Parsons Green Primary School and Portobello High School). The property benefits from excellent transport links. Multiple bus routes serve the area from nearby stops on Willowbrae Road and Meadowfield, providing frequent services into Edinburgh city centre and beyond. Brunstane train station is also within easy reach and access to the A1 and city bypass supports swift travel by car to surrounding areas.

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 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.

EPC: D
Council Tax: D - £2163.90 inclusive of water and sewage* (*based on 2025/2026 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains supply with electric meter and consumer unit located within the hall cupboard. Visible wiring is run in PVC coated cabling.
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Gas central heating serving radiators throughout the property. The boiler is located in the roof void.
Broadband: 1800 MBPS (Potential download speed)
Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage
Parking: Driveway with EV charger installed and unrestricted on street parking

All statements contained herein are believed to be correct but are not guaranteed and interested parties must satisfy themselves as to their accuracy.