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33 MERCHISTON AVENUE MERCHISTON EH10 4PH

This rarely available family home comprises the ground floor of a handsome detached stone built Victorian house which retains many of its fine traditional features within one of Edinburgh’s most highly regarded residential districts.

Reception hallway, impressive bay windowed sitting room, dining sized kitchen, four double bedrooms, bathroom and separate wc

Private front garden with driveway leading to garage.

Large private rear garden. GENERAL DESCRIPTION This rarely available family home comprises the ground floor of a handsome detached stone built Victorian house which retains many of its fine traditional features within one of Edinburgh’s most highly regarded residential districts. The spacious and well planned accommodation has an internal layout comprising – reception hall providing access to all rooms; impressive sitting room with large front facing bay window, handsome fireplace and elegant plasterwork; large dining kitchen with French doors to the garden; four double bedrooms with one fitted as a home office; modern white suite bathroom and separate wc. The specification includes modern gas central heating. The property’s enclosed rear garden is mainly lawn with mature planted areas and features paved patio adjacent to the property. Paths give access to the front and side of the property and a private driveway leads to the property’s good sized garage which has door to the rear garden.

SITUATION Merchiston is a prime residential area set just to the south of Edinburgh’s city centre. Adjacent to both and Morningside, the area has ready access to a selection of some of the city’s finest shops, cafes, restaurants and bars. There is a Tesco, Waitrose and M&S Simply Food nearby. For leisurely walks, the Meadows, Bruntfield Links and the are within easy walking distance. There are renowned state schools within the area along with George Watson’s College. Regular bus services to and from most parts of the city are available nearby. The Haymarket Railway Station and the Tram Network is within walking distance from the property. For commuters, access is available to the city by-pass to the south, which in turn connects with the M8, central motorway network, the Forth Road Bridge, Edinburgh International Airport, the RBS HQ at and the Gyle Business Park. ACCOMMODATION (All sizes approximate and at widest point)

SITTING ROOM 24’1” x 15’5” 7.35m x 4.72m

DINING KITCHEN 20’2” x 14’11” 6.17m x 4.54m

BEDROOM 1 16’5” x 14’1” 5.02m x 4.29m

BEDROOM 2 15’11” x 15’6” 4.87m x 4.72m

BEDROOM 3 14’7” x 12’11” 4.45m x 3.95m

BEDROOM 4 / HOME OFFICE 10’9” x 8’9” 3.28m x 2.68m

BATHROOM 11’2” x 8’2” 3.40m x 2.49m

WC 4’1” x 3’3” 1.25m x 1.01m

GARAGE 18’6” x 12’4” 5.64m x 3.77m ENTRY By Arrangement

PRICE & VIEWING For asking price and viewing arrangements please telephone Russel + Aitken on 0131 202 0600 or visit www.espc.com

ENERGY EFFICIENCY RATING: E

NOTES OF SALE All services throughout the property are UNTESTED. Any purchasers must satisfy themselves with the condition of any central heating boilers, radiators, gas fires, electric showers and all other installations. Every care has been taken in the preparation of these particulars however no warranty can be given for the accuracy of the details contained herein.

Property Department 16 Raeburn Place Edinburgh, EH4 1HN T : 0131 20 20 600 F : 0131 315 4319 E : [email protected]