Property description

Rarely-available, this unique, spacious, and extended three-bedroom, duplex flat is set within a B-listed, converted Victorian building, located off a quiet courtyard in the coastal town of Musselburgh, East Lothian. Offering views over the River Esk to the rear, the bright and triple-aspect property comprises an entrance hall, living room, dining kitchen, upper landing, three double bedrooms, en-suite, and family bathroom. With a charming combination of modern and period features, this flexible family home features gas central heating with smart meter, a mix of traditional sash and casement windows, modern uPVC and wooden double glazing, excellent built-in storage, along with a private rear garden, allocated parking space, and on-street parking. There is also direct access to the River Esk through a locked gate by the communal courtyard. The property is conveniently located a short walk from Musselburgh's High Street, which is lined with a wide variety of local retailers, banks, post offices, and also lies less than half a mile from a 24h Tesco Extra. There is an excellent range of leisure and recreational facilities in the area, including restaurants, library, sports centre with swimming pool, a selection of golf courses, Musselburgh Racecourse, watersports at Fisherrow Harbour, and delightful walks along the River Esk. Regular bus services pass through the town from all parts of East Lothian, on their way to and from Edinburgh, and these, in combination with frequent rail services from the station on the southern edge of the town, and from Wallyford, allow easy access into the heart of Edinburgh. Local schooling includes a large secondary school, along with a number of primary schools.

Entrance Hall - 11' 0'' x 5' 11'' (3.35m x 1.80m)
This particularly welcoming, bright and airy entrance hallway is open-plan to the dining kitchen, and further serves the living room, and the carpeted stairway to the first floor. Features include solid oak flooring, a deep understair storage cupboard, wall-fitted cabinet, telephone point, radiator, and a ceiling light fitting.

Living Room - 21' 9'' x 14' 4'' (6.63m x 4.36m)
The spacious and dual-aspect living room is to the front of the property, which is set within the B-listed part of the building. This stylish public room is accessed via a glazed door from the entrance hallway, and features original recessed windows to the front and side, with bespoke wooden shutters, curtain pole and curtains, coving, sealed fireplace with solid wood surround, TV/telephone points, two radiators, two ceiling light fittings, and wood-effect laminate flooring.

Dining Kitchen - 17' 3'' x 12' 0'' (5.25m x 3.66m)
The exceptionally bright and spacious, dual-aspect dining kitchen is open-plan to the entrance hall, and gives access to the private and enclosed rear garden through a set of patio doors. Fitted with modern wall and base units, with high-gloss, marble-effect worktops, integrated appliances included in the sale are a double oven, gas hob, fridge/freezer, washing machine, dishwasher, and a stainless-steel sink. Further features include windows to the side and rear, curtain poles and curtains, Venetian blinds, solid oak flooring, coving, two radiators, three ceiling light fittings, and a freestanding fridge.

Landing
The carpeted and particularly bright upper landing is accessed via the stairway from the entrance hall, and serves the upstairs accommodation except the en-suite. Features include a skylight window, a built-in storage cupboard, wood banister, radiator, and two pendant light fittings.

Master Bedroom - 15' 0'' x 11' 5'' (4.57m x 3.47m)
A bright, spacious, and carpeted double bedroom set on the first floor, with an original, recessed window to the front, and bespoke wooden shutters. There is access to an en-suite shower room, a built-in wardrobe, coving, ceiling rose with a pendant light fitting, telephone point, and a radiator.

En-Suite - 10' 8'' x 5' 8'' (3.24m x 1.73m)
The private and fully-tiled en-suite shower room has a white two-piece suite, set within a vanity unit with storage and downlights, a shower enclosure with an electric shower, shaver point, ladder-style radiator, extractor fan, coving, and inset lighting.

Bedroom Two - 9' 8'' x 8' 3'' (2.94m x 2.52m)
This second double bedroom has a Velux window to the rear with a roller blind, and includes a built-in wardrobe, wall-fitted shelving, radiator, pendant light fitting, and wood-effect laminate flooring.

Bedroom Three - 9' 7'' x 8' 6'' (2.92m x 2.60m)
The third double bedroom on the first floor has a dormer window to the rear with a roller blind, and offers pleasant views over River Esk. Includes a telephone point, radiator, pendant light fitting, and wood-effect laminate flooring.

Bathroom - 7' 10'' x 5' 8'' (2.38m x 1.72m)
The family bathroom has a platinum three-piece suite, including an electric shower over the bath, shower screen, tiled flooring and splash areas, a large wall-fitted mirror, chrome ladder-style radiator, shaver point, extractor fan, coving, and inset lighting.

Garden
The private and south-facing rear garden is enclosed by a stone wall, railings, and mature hedges for security, and features a lawn, a paved patio area, and planted borders. There is also a side access path leading to the front door of the property.

Property Features :

• Rarely-available, this unique, spacious, and extended three-bedroom, duplex flat is set within a B-
• Offering views over the River Esk, the bright and triple-aspect property comprises an entrance hall
• With a charming combination of modern and period features, features include gas central heating, a
• External features include a private rear garden, an allocated parking space, and unrestricted on-st
• Home Report available online.