Learmonth Avenue, Edinburgh, EH4 1DA

21/3 Learmonth Avenue is an attractive three-bedroom second floor traditional flat situated within the highly regarded Comely Bank area of Edinburgh.

The property combines the generous proportions and period character associated with traditional Edinburgh architecture with a comfortable and contemporary standard of presentation. A number of attractive period features remain, including cornicing, sash and case windows, bay-windowed accommodation and a traditional fireplace.

Throughout the property, these traditional features are complemented by timber flooring, modern decoration and considered furnishings, creating a stylish and welcoming interior.
The property provides particularly appealing three-bedroom accommodation, with the third bedroom offering useful flexibility and the potential to be utilised as a bedroom, office or dressing room.

On arrival at the property, entry to well-maintained communal area.

Second Floor
Outer door to entrance reception hallway with corniced ceiling and decorative detail throughout, together with half-height wooden wall panelling. Wall mounted coat hooks, radiator cover and useful shelved cupboard storage.

Well-proportioned living/dining room with three sash and case windows, modern synthetic white over cladding, timber flooring and useful shallow shelving.
The kitchen is fitted with plentiful unit space, gas hob, stainless steel inset sink and integrated extractor together with washing machine and boiler.
An attractive principal bedroom with west-facing three-section bay sash and case windows, timber flooring and traditional fireplace.

Bedroom 2 is well proportioned with a west-facing double sash and case window and useful shelving cupboard.

Bedroom 3 is a versatile room with useful walk-in cupboard/storage/wardrobe and could be utilised as a bedroom, office or dressing room.

Bathroom incorporates a wooden door with glass inlet, a three-piece suite comprising bath, wash hand basin and WC. There is also a separate shower enclosure with power shower.

Gardens
Residents of Buckingham Terrace in Edinburgh can gain access to both Belgrave Crescent Gardens and Dean Gardens with a small annual fee. These gardens are located within walking distance and offer a tranquil escape from the busy city centre.

Parking
Permit parking is available on Learmonth Avenue (by application to Edinburgh Council).

21/3 Learmonth Avenue is situated within Comely Bank, an established and highly regarded residential district immediately adjacent to Stockbridge and within easy reach of Edinburgh city centre.

Comely Bank provides an attractive combination of established residential streets, traditional architecture and excellent access to the amenities of Stockbridge and central Edinburgh.

Edinburgh, the capital city of Scotland is one of the most fashionable and cosmopolitan cities in Scotland and from George Street and Princess Street there is access to The St. James Quarter, Multrees Walk, Harvey Nichols, John Lewis and a wide range of well-known fashionable boutique shops.

The nearby area provides an excellent selection of independent shops, cafés, restaurants and everyday amenities, with Waitrose also close at hand. Stockbridge is within easy walking distance, whilst Inverleith Park, the Royal Botanic Garden and the Water of Leith provide excellent opportunities for walking and recreational bars.

Edinburgh is a first class cultural destination and features a wide variety of cultural venues including the Playhouse Theatre, the Omni Centre and many art galleries.

The area is well served by both primary and secondary schooling together with a number of excellent independent schools including the Edinburgh Academy, Fettes College, George Heriot's and Erskine Stewart's Melville Schools are within 2 miles.

Services
Mains water supply, mains drainage, gas central heating and double glazing.
Communal garden charge of £60 per annum.

Note: The services have not been checked by the selling agents.

Local Authorities
City of Edinburgh Council, EH4 3AP.
Tel – .

Council Tax
The property is in Band E and the amount of council tax payable for 2026/2027 is £2,933.73

EPC Rating Band C