1 PUBLIC 2 BED 1 BATH

16/11 ROSENEATH PLACE Marchmont, Edinburgh, EH9 1JB Situated beside the much-loved Meadows and enjoying a leafy setting in desirable Marchmont, this 2-bedroom second-floor flat offers a charming period home with access to a delightful communal garden

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

Lying just a stone’s throw from the scenic Meadows and benefiting from a pleasant leafy location, this two-bedroom flat enjoys a prime address in desirable Marchmont. Located on the second-floor of a traditional tenement building, with lovely views of the surrounding area, the flat is well-presented, with neutral décor and original hardwood flooring, enhanced by high ceilings, large sash-and-case windows and a sunny southerly aspect.

Accessed via a secure entry system and a communal stairwell, the flat opens into a welcoming hallway, housing handy storage. From here, you step into a generous living room, extending the depth of the property and offering room for comfortable furniture and seated dining. Lit by a double southwest-facing window, with a characterful panelled surround, the room enjoys decorative cornicing, an elegant ceiling rose, an inviting electric stove, set into a tasteful original surround, and built-in storage. Leading off the reception area and also benefiting from the afternoon sun is a bright kitchen fitted with an array of stylish contemporary cabinets, framed by attractive neutrally-toned tiling and timber-effect worktops. Integrated with an electric oven and hob, the kitchen also features space for a freestanding washing machine and a fridge freezer. The flat’s two wonderfully light and airy double bedrooms include one room with original cornicing and another with built-in storage, whilst completing the accommodation is a bathroom replete with a WC-suite, a shower-over-bath and a towel radiator. Extras: additional items may be available via separate negotiation.

Externally, the property enjoys access to an idyllic communal rear garden, featuring a lawn bordered by established beds and mature trees. On-street permit parking (Zone 8) and metered parking are both available on Roseneath Place.

FEATURES

• Desirable leafy city location • Bright bathroom • Charming period features • Delightful communal • Traditional second-floor flat garden • Secure entry system • On-street permit parking • Entrance hall (Zone 8) • Elegant living/dining room • Gas central heating • Attractive fitted kitchen • Council Tax Band - D • 2 Generous double • EPC Rating - C bedrooms

THE AREA

Situated beside the beautiful Meadows and forming part of Edinburgh’s affluent south side, the area of Marchmont enjoys a highly sought-after location; with the city’s old town easily accessible by foot and numerous green spaces providing ample opportunities for outdoor recreation. Neighbouring bustling areas such as Bruntsfield and Morningside, the area is well-served by a great selection of local grocery shops, cafes, bars and bistros, as well as arts cinemas, theatres and excellent indoor sports facilities, including the Royal Commonwealth Pool. Falling within the catchment area of the well-regarded APPROXIMATE DIMENSIONS James Gillespie’s Primary School and High School, Marchmont (Taken from the widest point) is also well placed for access to some of the capital’s most prestigious independent schools, as well as the University of Living Room 5.25m (17’3’’) x 3.20m (10’6’’) Edinburgh’s city centre campus. The area benefits from fantas- Kitchen 1.96m (6’5’’) x 1.88m (6’2’’) tic public transport links across the city and further afield, and Bedroom 1 5.30 m (17’5’’) x 3.01m (9’11’’) is conveniently-placed for access to the Edinburgh City Bypass, Bedroom 2 3.92m (12’10’’) x 3.35m (11’0’’) Edinburgh airport and the motorway network. Bathroom 2.56m (8’5’’) x 1.24m (4’1’’)

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.