Property description

This is a welcoming, south-facing and well-proportioned, two-bedroom plus box room lower villa, set on the ground floor within a stone-built, Victorian terrace on a quiet street in the popular residential area of Blackford, south of Edinburgh city centre. The property retains many period features, such as original floor tiles, ornate cornicework, stripped wood doors, an Edinburgh press and a solid wood fireplace. An ideal family home, the property comprises an entrance vestibule, airy hallway, elegant living/dining room, modern fitted kitchen, two double bedrooms, box room, and bathroom. Additional features include gas central heating, private rear garden, and ample, unrestricted on-street parking. The property is situated in the highly-sought-after Blackford district, just south of Edinburgh city centre. There are a number of local shops on hand for everyday needs, with The Cameron Toll Shopping Centre also easily accessible, offering a large Sainsbury's supermarket and a host of high street shops. Bruntsfield, Marchmont, Morningside, and Newington are also close by, offering a variety of specialist shops, bars, restaurants and cafés. For leisure activities, Blackford Hill, Hermitage of Braid, and the Royal Observatory are all within walking distance, with several golf courses, and the Waverley Sports Club also nearby. For schooling, this property is in the catchment area for James Gillespie's Primary and Secondary Schools, with the private schools of George Heriot's, George Watson's College, and Merchiston all located within the vicinity. The property is also in a good location for access to the University of Edinburgh, Napier University and Heriot-Watt University. A regular bus service runs from Blackford Avenue and Charterhall Road to and from the city centre and surrounding areas.

Entrance Vestibule - 4' 1'' x 3' 10'' (1.24m x 1.17m)
The entrance vestibule serves the hallway via an elegant, stained-glass door with fan light. Includes original period floor tiles, picture rail, wall-fitted coat hooks, and high-level utility meters.

Hallway - 14' 11'' x 12' 11'' (4.55m x 3.93m)
Carpeted, bright hallway with a stained-glass door and fan light to the entrance vestibule. Includes wooden dado rail, radiator with cover, cornice, pendant light fitting, wall-mounted uplighter, and a high-level cupboard above the bathroom. There is also a good-sized, built-in storage cupboard with light and shelving.

Living/Dining Room - 19' 4'' x 13' 2'' (5.89m x 4.02m)
Bright, carpeted, spacious and south-facing living room with a large triple bay window to the quiet street at the front. Includes Edinburgh press, window seats with ample storage, fitted Venetian blinds, living-flame gas fireplace with tiled insert and solid wood surround, ornate cornice, picture rail, TV/telephone points (Virgin Media), radiator, pendant light fitting, and ample dining space.

Kitchen - 11' 0'' x 9' 5'' (3.36m x 2.86m)
The kitchen is accessed via the hallway, and has a glazed door and window to the private and enclosed rear garden. Includes tile-effect vinyl flooring, electric oven, gas hob, extractor canopy, tiled splashbacks, fitted high-gloss wall and base units with solid wood worktops, cupboard housing the boiler, integrated dishwasher and washer/dryer, stainless-steel sink, radiator, and inset lighting. There is also space for a freestanding fridge/freezer.

Bedroom One - 14' 7'' x 8' 5'' (4.45m x 2.57m)
Carpeted, south-facing double bedroom with a recessed window to the front, including built-in wardrobe with sliding doors, fitted blinds, curtains, cornice, picture rail, radiator and pendant light fitting.

Bedroom Two - 15' 8'' x 8' 10'' (4.77m x 2.68m)
A further carpeted double bedroom, with a recessed window to the rear garden. Includes internal door leading to the box room, TV point, radiator, curtain pole and curtains, and pendant light fitting with dimmer control. There is also ample space for freestanding furniture.

Box Room - 10' 0'' x 6' 4'' (3.05m x 1.93m)
Carpeted box room, accessed via the living room and also from the second bedroom. Includes skylight, pendant light fitting, bespoke overhead bed unit, and wall-mounted shelving. The room offers flexible uses, as a walk-in wardrobe to the second bedroom, a study/office, or an occasional guest bedroom.

Bathroom - 11' 6'' x 4' 9'' (3.51m x 1.46m)
The bathroom has tiled flooring and half-height tiled walls, with fully-tiled splashbacks above the bath tub. Also includes a window to the rear with a roller blind, three-piece suite with shower over the bath, extractor fan, radiator, inset lighting and wall-fitted towel rail.

Rear Garden - 18' 10'' x 13' 7'' (5.74m x 4.15m)
The private, low-maintenance rear garden consists of a paved area, wooden decking, and gravelled areas. Size is approximate.

Property Features :

• Welcoming, south-facing and well-proportioned two-bedroom plus box room lower villa, set within a s
• The property retains many period features, such as original floor tiles, ornate cornicework, stripp
• An ideal family home, the property comprises an entrance vestibule, airy hallway, elegant living/di
• Additional features include gas central heating, private rear garden, and ample, unrestricted on-st
• Home Report available online.