94/3 Polwarth Gardens, Polwarth, Edinburgh, EH11 1LJ

Elegant three-bedroom second-floor period flat in Polwarth

**CLOSING DATE SET WEDNESDAY 22ND OF APRIL AT 12 NOON**

Distinguished by its generous proportions and an abundance of natural light, this traditional second-floor flat has been meticulously finished to create a truly impressive period home, seamlessly blending classic charm with the comforts of modern living.

A handsome communal entrance leads through traditional double doors into a tiled vestibule and onto a welcoming reception hall. Positioned at the front of the property, the elegant sitting room is bathed in natural light from a striking bay window and showcases a wealth of beautiful period features, including an ornate fireplace with wood-burning stove, intricate cornicing and an exquisite ceiling rose. To the rear, the stunning dining kitchen exemplifies contemporary design, finished in crisp white tones and thoughtfully configured to provide an exceptional space for both everyday living and entertaining, with a central island forming an inviting focal point.

The accommodation comprises three outstanding double bedrooms. The principal bedroom is enhanced by a highly desirable walk-in wardrobe and a beautifully appointed en-suite shower room, finished with stylish metro tiling and a generous walk-in shower. Two further well-proportioned double bedrooms offer flexible accommodation for family living or home working. Completing the accommodation is an exceptional four-piece family bathroom, immaculately finished in warm limestone tiling and featuring a luxurious freestanding bath, a separate walk-in shower, a wall-hung vanity basin and WC.

In summary, the property benefits from gas central heating, double-glazed UPVC sash-and-case style windows with tilt functionality for ease of maintenance, and a private external storage cupboard, located on the ground floor within the communal stair.

Location

Polwarth is a highly desirable residential area lying just south-west of Edinburgh’s City Centre, offering an excellent balance of peaceful surroundings and convenient access to the capital’s amenities. The area is well served by a variety of local shops, cafes and restaurants, with further extensive shopping available at nearby Bruntsfield and Morningside. Harrison Park and the Union Canal provide attractive outdoor spaces, while regular bus services and easy access to the City Bypass ensure swift connections across the city and beyond. The property is also well placed for schooling, with a selection of reputable state schools within the local catchment, alongside a number of well-regarded private options easily accessible across the city, making the area particularly appealing for families with younger children.

Fixtures and Fittings

All blinds, curtains, light fittings and fitted floors will be included in the sale. Please note that other items may be available through separate negotiation.

Viewing Details

By appointment contact Simpson & Marwick