Property description

This well-presented, two-bedroom, second-floor flat is set to the front of a traditional, stone-built tenement, offering spacious accommodation, and conveniently located for the city centre. Facing south-west, and retaining some traditional features, it consists of an entrance hall, living/dining room, kitchen, two bedrooms, boxroom, and a shower room. Features and fitments include wood-framed single glazing, electric storage heating, secure entry system, cable TV and telephone points, and excellent storage. There is ample on-street permit parking to the front, and well-tended communal garden grounds to the rear. Polwarth lies around one mile south-west of the city centre, bordered by Merchiston, Fountanbridge, and Shandon, and offers an excellent range of local shops and services. A little farther afield are the bustling shopping streets of Bruntsfield and Morningside, with their bistros, restaurants, bars, cafes, and specialist shops. The Fountain Park Leisure complex, with its cinema, gym and restaurants, is a short walk away, and a full range of supermarkets is located within a short radius. There are delightful walkways along the Union Canal, east and west, the expansive Harrison Park immediately to hand, and nearby Edinburgh Quay, the location for several popular restaurants. Tay Street is just a brisk walk from Tollcross and Princes Street, a regular bus service connects to the city centre, and there is good road access out to the city bypass, connecting to the motorway network.

Entrance Hall - 12' 1'' x 3' 5'' (3.69m x 1.03m)
The rectangular entrance hall serves the main living areas, and features wood-effect vinyl flooring, storage heater, pendant light fitting, entryphone handset, and a high-level electricity controls cupboard.

Living/Dining Room - 13' 12'' x 9' 10'' (4.26m x 2.99m)
Set off the entrance hall, with a front-facing window, and an open, arched doorway to the adjacent kitchen, the living room offers ample dining space. Features include wood-effect vinyl flooring, storage heater, a deep wall cupboard, under-window shelving, pendant light fitting, and cable TV and telephone points.

Kitchen - 6' 3'' x 4' 11'' (1.90m x 1.51m)
The well-proportioned internal kitchen is accessed directly from the living room, and is fitted with wall and base units with laminate worktops and tiled splashbacks. Other fittings include a stainless-steel sink, electric hob and oven with an extractor canopy over, freestanding washing machine and fridge, wood-effect vinyl flooring, and a ceiling-mounted spotlight bar.

Bedroom One - 14' 0'' x 10' 1'' (4.27m x 3.07m)
This carpeted, front-facing bedroom is particularly spacious, and benefits from a wall-mounted electric radiator, a deep plaster cornice, under-window shelving, and a pendant light fitting. There is a deep, carpeted and shelved, walk-in cupboard with light and power, and a door to a boxroom, currently fitted out as a walk-in wardrobe/dressing room.

Bedroom Two - 11' 4'' x 7' 2'' (3.45m x 2.18m)
Also located off the entrance hall, this carpeted bedroom is front facing, and benefits from a wall-mounted radiator, plain cornice, and a pendant light fitting.

Shower Room - 11' 4'' x 4' 3'' (3.45m x 1.30m)
Off the hallway, with a window to the front, the shower room is fitted with a white three-piece suite, including a shower enclosure with fully-tiled splashbacks and an electric shower unit. There is complementary half-height wall tiling to the wet areas, wood-effect vinyl flooring, a ceiling light fitting, and a wall-mounted electric fan heater.

Boxroom - 6' 7'' x 4' 3'' (2m x 1.30m)
Off the main bedroom, this good-sized, carpeted boxroom benefits from light and power, and offers flexible use as a walk-in wardrobe/dressing room or office/study.

Communal Gardens
These are located to the rear, and are accessed via a ground-level doorway from the common stair. Enclosed and well-tended, they are mainly laid to grass, with some gravel areas, planted shrub borders, small bushes and trees.

Extras
All curtains, curtain poles, blinds, and light shades are included in the sale price.

Property Features :

• This well-presented, two-bedroom, second-floor flat is set to the front of a traditional, stone-bui
• Facing south-west, it consists of an entrance hall, living/dining room, kitchen, two bedrooms, boxr
• Features and fitments include wood-framed single glazing, electric storage heating, secure entry sy
• There is ample, on-street permit parking to the front, and well-tended communal garden grounds to t
• Home Report available online.