Property description

In move-in condition, this extended, good-sized, semi-detached two-bedroom family home offers flexible living accommodation across two floors, and is located within an established residential area in Boswall, north of Edinburgh city centre. The property comprises an entrance hall and stairway, living room, dining room, kitchen, upper landing, two double bedrooms, and shower room. In addition, the property also benefits from gas central heating, uPVC double glazing, excellent storage, including a fully insulated loft, and two particularly-spacious over/understair cupboards, with private front and rear gardens, and unrestricted on-street parking. Boswall is a popular location to the north of Edinburgh centre, offering excellent education, shopping, and transport links, along with some of Edinburgh's finest open spaces. There is a selection of local state and private schools close by, including Edinburgh Academy, the iconic Fettes College, and Wardie Primary. The area is well served by supermarkets, with a Morrisons on Ferry Road, Sainsbury's in Craigleith, Waitrose at Comely Bank, and a Marks and Spencer Food Hall at Ocean Terminal. There are delicatessens, butchers, and greengrocers in fashionable Stockbridge, as well as a choice of independent shops, boutiques and cafés. Ocean Terminal further boasts a multi-screen cinema, and wide range of restaurants. Local outdoor leisure facilities include cycle paths along the Water of Leith, to Trinity and Stockbridge, the Botanic Gardens, Inverleith Park, as well as leisure facilities at the Westwood Private Health Club and Ainslie Park Leisure Centre. Regular bus services are available from Ferry Road and Granton Road, with Ferry Road forming the key route across the north of the city, connecting Leith and the east of the city with the Forth Road Bridge, city bypass, airport, and the M8.

Entrance Hall
The carpeted entrance hall is accessed via the glazed front door with a narrow side panel window. The hall serves the dining room and carpeted stairway to the first floor, and has inset lighting.

Dining Room - 12' 12'' x 10' 4'' (3.96m x 3.14m)
The dining room is accessed directly from the entrance hall, and has high quality, wood-effect laminate flooring, and a large window to the private front garden with a roller blind. Includes radiator, plain coving, ceiling rose with pendant light fitting, and a deep understair storage cupboard. Also gives access to the kitchen.

Kitchen - 13' 6'' x 6' 4'' (4.12m x 1.94m)
The kitchen is accessed via the dining room, and serves the living room via a glazed door. Includes fully-tiled walls and flooring, a window to the rear garden with a roller blind, and fitted wall and base units with stone-effect laminate worktops. Appliances include an electric oven, gas hob, extractor fan, wall-mounted boiler, integrated fridge/freezer and washing machine, stainless-steel sink, telephone point, and a ceiling-fitted spotlight cluster.

Living Room - 17' 11'' x 11' 10'' (5.47m x 3.60m)
This particularly-spacious extension at the rear of the property has two east-facing windows with roller blinds and curtain poles. Includes cavity wall insulation, high-quality, wood-effect laminate flooring, French side access door to the rear garden with a roller blind, two ceiling light fittings, three wall-mounted uplighters, gas fireplace with tiled insert and solid wood surround, two TV points, and two radiators.

Bedroom One - 10' 4'' x 9' 7'' (3.16m x 2.92m)
Located on the first floor, this carpeted double bedroom has a window overlooking the private front garden, and includes a roller blind, telephone point, radiator, pendant light fitting, and a deep understair storage cupboard.

Bedroom Two - 11' 4'' x 6' 10'' (3.45m x 2.08m)
A second double bedroom on the first floor with carpeted flooring, including a window with roller blind overlooking the rear garden, radiator, plain coving, and a pendant light fitting.

Shower Room - 6' 8'' x 6' 3'' (2.03m x 1.91m)
The bright and modern shower room is located on the first floor, and has fully-tiled walls and flooring. Includes a window to the rear with a roller blind, fitted vanity unit with inset hand basin and concealed cistern WC, corner shower enclosure with electric shower, heated ladder-style towel rail in chrome, and a ceiling spotlight cluster.

Landing - 3' 5'' x 3' 2'' (1.03m x 0.97m)
The carpeted landing serves the upstairs accommodation, and is accessed via the carpeted stairway from the entrance hall. Includes a ceiling light fitting, and a loft hatch to the fully insulated loft, providing excellent storage.

Front Garden - 19' 12'' x 14' 7'' (6.09m x 4.45m)
The private and low-maintenance front garden consists of a pebbled area and a paved pathway leading from the front door to the street access gate. There is also tall privacy shrubbery to the front.

Rear Garden - 31' 4'' x 28' 7'' (9.55m x 8.70m)
The private and paved rear garden is east-facing, and wraps around the living room extension. Includes a high wooden fence, flower bed borders, two garden sheds, a side access door to the living room, and a side access gate to a shared pebbled area with bins.

Property Features :

• In move-in condition, this extended and semi-detached two-bedroom family home across two floors is
• Comprised of an entrance hall and stairway, living room, dining room, kitchen, upper landing, two d
• Also benefits from gas central heating, uPVC double glazing, excellent storage including a fully in
• Home Report available online.