10/3 Learmonth Park, Edinburgh, EH4 1BZ

An excellent opportunity has arisen to acquire this substantial, generously proportioned second and top floor, two or three bedroom flat with a flexible layout, refreshing, unique interior, retaining original features and has been sensitively and sympathetically modernised to create a wonderful home in a desirable location. Peacefully positioned within the highly desirable Comely Bank district of Edinburgh, it is ideally located near Stockbridge, with access to a vibrant selection of cafes, shops, bars and restaurants. The city centre is within walking distance. This sought after location will appeal to a range of purchasers including professionals, couples and investors.

Internally, the property offers flexible and well-balanced accommodation throughout. A welcoming hallway, with large storage cupboard, provides access to the principal rooms and sets the tone for the home. To the front, and facing south, a bright bay windowed formal sitting room enjoys an attractive open outlook and is enhanced by stylish décor, carpeted flooring and a focal fireplace, creating an impressive and elegant living space. A second living/dining room, with three windows, sits to the rear of the property offering a peaceful aspect overlooking the communal garden area towards Fettes College. This versatile room also benefits from a feature fireplace with a high efficiency gas fire and two large, shelved storage cupboards. The layout offers excellent flexibility, with potential for the large front sitting room to be used as a principal bedroom. The kitchen is stylishly fitted and well laid out, featuring a good range of wall and base units, with tiling to splashback areas. It is equipped with a frost free fridge, freezer, gas hob, built under electric oven, full size integrated dishwasher, externally ducted cooker hood, auto washer dryer and full worktop lighting. The recently fitted combi boiler is guaranteed for eight years. The front double bedroom is well proportioned, with triple south facing windows, storage cupboard and with carpeted flooring. In addition, a further double bedroom, to the rear, enjoys views over the communal garden and benefits from a large walk in wardrobe with lighting. The bathroom is fitted with a white three piece suite and includes a thermostatic shower over the bath. There is a large storage cupboard and an extractor fan. The bathroom is finished with crisp white tiling, creating a clean modern feel.

South Learmonth Gardens Association charge approximately £45 p.a. for grass cutting.

Stair cleaning by Moffats costs approximately £7 p.m.

The property shall be sold with all fixtures, fittings, kitchen appliances, fitted floor coverings, blinds, pelmets, curtains and all light fittings. The property can be sold with furniture.

Externally, residents benefit from access to a large, well-maintained communal garden area, providing a pleasant outdoor setting. Parking is available via zoned permit parking as well as metered spaces for visitors.

Council Tax Band - E