1 PUBLIC 1 BED 1 BATH

44A/1 EAST FOUNTAINBRIDGE Tollcross, , EH3 9BH Lying within of one of Edinburgh’s most central and vibrant districts, this listed Georgian 1-bedroom lower ground-floor flat is situated in ever-popular Tollcross and enjoys access to shared gardens

0131 624 6666 | [email protected] | www.braemore.co.uk THE PROPERTY

Located in sought-after Tollcross, just minutes’ walk from Edinburgh’s historic Old Town and the much-loved Meadows, this appealing one-bedroom flat enjoys a wealth of shopping, entertainment and cultural amenities right on its doorstep. Situated on the lower ground-floor of a Category B listed Georgian tenement building, and retaining its original sash-and-case windows, this prime city abode is presented in a pleasant neutral palette, paired with warmly- toned timber-effect flooring. The flat and its enviable central location is a perfect choice for city professionals or those looking for a ready-made rental investment, with the option to purchase the property fully-furnished.

Accessed via a secure entry system and a communal vestibule, the flat opens into an elongated hall housing a deep store cupboard. Leading off the hall is a good-sized reception area offering a versatile space for lounge and dining furniture. Adding a homely touch to the room is a contemporary coal-effect fire and surround. Leading off the living/dining room is an attractively-appointed kitchen featuring a collection of classically-styled white cabinets accompanied by timber-effect worktops and a range of goods and appliances. The latter incorporates an integrated oven and an electric hob, and a freestanding washing machine and a tall fridge freezer. The flat’s generous double bedroom offers ample floorspace for furniture and benefits from a built-in store cupboard. Finally, a bathroom comes replete with a WC, a pedestal sink and a shower-over-bath. Externally, the flat enjoys shared access to a front patio and a rear garden. Controlled on-street parking is available in the local vicinity (Zone 4). The flat is heated via an electric heating system with temperature control.

Extras: The property is sold as seen.

FEATURES

• Enviable city location • 1 Large double bedroom • Listed Georgian building • Spacious bathroom • Lower ground-floor flat • Shared patio & rear garden • Secure entry system • Controlled on-street parking • Hall with storage (Zone 4) • Living/dining room with • Electric heating fireplace • Council Tax Band - B • Well-equipped kitchen • EPC Rating - D

THE AREA

The city centre district of Tollcross borders the beautiful open space of the Meadows and enjoys access to a diverse range of amenities locally and across the city via excellent 24-hour bus links. This cosmopolitan area hosts a selection of independent shops and boutiques, supermarkets, cafes, bars and eateries, as well as an arts cinema and a theatre. Also, just a short stroll away is Edinburgh’s historic Old Town, whilst further local cultural and recreational venues are located along Lothian Road and within Fountainbridge, home to Fountain Park’s entertainment hub and the basin of the scenic . Local outdoor recreation is well-catered for with a host of delightful green spaces, whilst several gyms and the Victorian baths at the Warrender Swim Centre provide superb indoor sports facilities. Well-regarded state schooling options include Tollcross Primary School and James Gillespie’s High School, whilst many of the capital’s prestigious independent schools are also easily accessible. Higher education institutions situated close-by include Edinburgh College of Art and Edinburgh University’s main campus. In addition to fantastic bus links, Tollcross is well-placed for straight forward access to the City Bypass and, also, lies within easy reach of Haymarket train station providing services across and the UK.

APPROXIMATE DIMENSIONS (Taken from the widest point)

Living/ Dining Room 4.77m (15’8’’) x 2.49m (8’2’’) Kitchen 3.45m (11’4’’) x 1.65m (5’5’’) Bedroom 4.72m (15’6’’) x 2.53m (8’4’’) Bathroom 1.83m (6’0’’) x 1.69m (5’7’’)

Multi-year award winning Braemore Sales and Lettings DISCLAIMER 92 Morningside Road, Edinburgh, EH10 4BY Sales & Letting These particulars are intended to give a fair description of the property but their accuracy cannot be guaranteed, and they do Agents in BEST BEST LETTING AGENT BEST Company Information; not con-stitute or form part of an offer of contract. Intending LETTING AGENT in Edinburgh ESTATE AGENT Edinburgh in EH10 purchasers must rely on their own inspection of the property. in EH10 Bondsave Limited trading as Braemore. 2016 None of the above appliances/services have been tested by our- 2016 2016 Company registered in Scotland for for for selves. We recommend purchasers arrange for a qualified person CUSTOMER EXPERIENCECUSTOMER EXPERIENCECUSTOMER EXPERIENCE (Reg No. 138755) VAT Reg. No. 652093250 to check all appliances/services before legal commitment.