Property description

**CLOSING DATE SET FRIDAY 30TH JANUARY @ 12 NOON** This well-presented, light and spacious, south-facing, three-bedroom, first-floor flat forms part of a substantial and elegant sandstone tenement in Edinburgh's Tollcross area. Rich in traditional features, it consists of a hall, living/dining room, dining kitchen, three double bedrooms, bathroom, WC, and small study. Accessed via a recently-decorated and well-kept common stair, it benefits from a secure entry system, sash and casement windows, gas central heating, excellent storage, and TV and telephone points. There are well-tended and enclosed communal gardens to the rear (with a decorative pond), and ample permit parking to the front. Valleyfield Street, in high-amenity Tollcross, is less than a mile from the city centre, on the edge of Edinburgh's historic Old Town. Convenient for the Grassmarket and the Royal Mile, it is close to the open parklands of The Meadows and Bruntsfield Links, and within a short radius there are many bars, restaurants, bistros and cafes, along with a broad range of chain and specialist shops. Bruntsfield and Morningside, both bustling shopping areas, are within half a mile of the property, and are home to the Church Hill Theatre, Dominion Cinema, and a Waitrose store. The Fountain Park leisure complex, around one mile to the west, hosts a multiscreen cinema, ten-pin bowling and fitness centres, and can be reached along the canal walkway, starting at nearby Edinburgh Quay. There is easy access into the city centre by bus or on foot.

Entrance Hall - 0' 0'' x 0' 0'' (0m x 0m)
This large, carpeted entrance hall provides direct access to all rooms, and offers ample space for freestanding furniture. Features include a plaster cornice, ceiling-mounted spotlights, mains smoke alarm, a deep storage cupboard, and a further walk-in cupboard, currently fitted out as a small study, with light and power.

Living/Dining Room - 17' 5'' x 12' 11'' (5.30m x 3.94m)
This is a light, generously-proportioned, south-facing living room, with ample dining space, set off the entrance hall, and with an access door to the adjacent kitchen. Features include a recessed, front-facing double window with working shutters, sanded and varnished floorboards, wall press, traditional wooden fire surround with a tiled insert and working grate, ornate plaster cornice, pendant light fitting, radiators, and TV and telephone points.

Dining Kitchen - 10' 5'' x 6' 10'' (3.18m x 2.08m)
This good-sized internal kitchen sits between the entrance hall and the living room, with dual access. It is fitted with a range of wall and base units, including a breakfast-bar area, with laminate worktops and tiled splashbacks. There is a freestanding electric cooker with a stainless-steel extractor hood over, a stainless-steel sink, a washing machine, and a freestanding fridge/freezer. Floored with tile-effect laminate, there are ceiling downlighters, a wall light, and a high-level window to the adjacent shower room.

Bedroom One - 12' 9'' x 9' 4'' (3.88m x 2.85m)
This is a light and spacious, front-facing, carpeted double bedroom, with a recessed window with partial shutters, radiator, pendant light fitting, plain coving, and space for freestanding bedroom furniture.

Bedroom Two - 10' 5'' x 9' 1'' (3.18m x 2.76m)
Set off the hallway with a rear-facing window overlooking the communal garden grounds, this carpeted double bedroom includes a radiator, pendant light fitting, and freestanding furniture space.

Bedroom Three - 12' 10'' x 6' 9'' (3.92m x 2.06m)
This third, good-sized, carpeted double bedroom is set off the entrance hall, with a recessed, south-facing window, fitted platform bed, radiator, pendant light fitting, plain cornice, and space for freestanding furniture.

Bathroom - 6' 10'' x 4' 6'' (2.08m x 1.37m)
Located internally off the hallway, this good-sized bathroom is fitted with a white two-piece suite, consisting of a washbasin and bath with an electric shower unit, tiled splashbacks, and a folding glass screen. Other fitments include tiled flooring, radiator, fitted towel rails, extractor fan, recessed downlighters, overhead storage space, and high-level windows to both the kitchen and adjacent bedroom.

WC/Cloakroom - 3' 11'' x 3' 1'' (1.20m x 0.95m)
This internal WC/cloakroom is located off the entrance hall, and is fitted with a white two-piece suite, half-height wall tiling, tiled flooring, extractor fan, and an over-door light.

Communal Gardens
Located to the rear of the building, and accessed via an external door from the common stair, the generous, enclosed garden grounds are mainly laid to grass, with drying space and mature shrubs and trees. There is a pleasant, shaded corner with an ornamental pond. A storage shed is included in the sale price.

Property Features :

• This well-presented, light and spacious, south-facing, three-bedroom, first-floor flat forms part o
• Rich in traditional features, it consists of a hall, living/dining room, dining kitchen, three doub
• Accessed via a recently-decorated and well-kept common stair, it benefits from a secure entry syste
• There are well-tended and enclosed communal gardens to the rear (with a decorative pond), and ample
• Home Report available online.