45/9 Polwarth Terrace, Merchiston, Edinburgh, EH11 1NL

A stunning second floor flat part of a quiet, exclusive modern development in the prestigious Merchiston district of the city, perfectly positioned for access into Edinburgh City Centre and close to an excellent range of local amenities. The development, with gated entrances, was built in 2014 and completed to a high standard with fabulous communal grounds and is ideal for a downsizer looking to stay within the area or perhaps for a family looking for children to go to the local private schools. The property is brought to the market in move in condition and the flexible living accommodation comprises: - Shared secure entry. Stairs & lift to upper levels. Welcoming reception hall with two superb walk in storage cupboards. Further cloakroom cupboard. Cupboard housing the central heating boiler. Superb open plan living room/dining room with access to balcony. Contemporary fitted kitchen with appliances. Utility room off. Master bedroom with fitted wardrobes. Ensuite shower room with underfloor heating. Good sized double bedroom with access to bathroom.Further double bedroom currently used as an office. Four-piece bathroom access from hall & Bedroom 2 with underfloor heating. Gas central heating. Double glazing. All bedrooms with French door with Juliet style balcony. Beautifully maintained communal gardens surrounding the property. Gated entrance. Gated access to parking. Two allocated parking spaces. Private storage cupboard within stairwell on ground level. Bike store. Permit & metered parking in surrounding streets.

LOCATION: Merchiston is a prime residential area set just to the south of Edinburgh's city centre. Adjacent to both Bruntsfield and Morningside, the area has ready access to a selection of some of the city's finest shops, cafes, restaurants and bars. There are a Tesco, Waitrose and M&S Simply Food nearby. For leisurely walks, the Meadows, Bruntsfield Links and the Union Canal are within easy walking distance. There are renowned state schools within the area along with George Watson's College. Regular bus services to and from most parts of the city are available nearby. Haymarket Railway Station and the Tram Network is within walking distance from the property. For commuters, access is available to the city by-pass to the south, which in turn connects with the M8, central motorway network, the Forth Road Bridge, Edinburgh International Airport, the RBS HQ at Gogar and the Gyle Business Park.

FACTORING NOTE: The development is factored by Trinity Factors at an approximate charge of £3,200 per annum. This covers the maintenance of all the communal areas including the lift and the block's buildings insurance.