9 ( 3F2) MERCHISTON CRESCENT Merchiston, , EH10 5AL PROPERTY FEATURES

• Stylish top floor Victorian flat 9 (3F2) • Situated in exclusive Merchiston MERCHISTON CRESCENT • Inspiring, modern interiors with period details • Generous reception hallway

ituated in the exclusive Merchiston • Magnificent living room with fireplace conservation area, this stylish third/ top-floor Victorian flat boasts a • Spacious dining room with fireplace generous floorplan with two spacious reception rooms, three bedrooms, a study, • Contemporary and sunny kitchen Splus a box room, creating an ideal home for city • Utility and pantry cupboard professionals or a family. • Three double bedrooms with fireplaces Accessed via a secure telephone-entry system and a traditional stairwell, brightly illuminated by • Sizeable home office/playroom a glass roof, this impressive property brims with period charm, enhanced by inspiring, modern • Versatile box room décor with quality fittings and fixtures throughout. • Classic 3-piece family bathroom

• Delightful and sunny communal garden

• Controlled parking (Zone S3)

• GCH & Conservation DG OAK FLOORED LIVING ROOM FLOODED IN NATURAL LIGHT

broad reception hall welcomes you in, where the oak property is an impressive, oak floored living room, flooded in natural flooring and elegant, understated décor are complemented light from a large bay window with original wood panelling. A grand by delightful period features, including soaring ceilings feature fireplace, with a gas inset, creates a striking focal point and a A with decorative cornicing. Situated at the front of the cosy atmosphere during the colder months. A SUNNY ASPECT -THE FORMAL DINING ROOM

lanked by an Edinburgh press, the room also boasts deep skirting boards, a picture rail, a ceiling rose and lovely ornate cornicing. Overlooking the rear gardens and enjoying a sunny south-facing aspect is the formal dining room. This second reception area fits an 8+ Ftable for congenial dinner parties, as well as relaxed seating for socialising. It comes with an attractive feature fireplace, as well as a built-in cupboard and a pantry-style storeroom with shelving and a fridge-freezer. The adjacent kitchen comes in a stylish monochrome design with contemporary white gloss cabinets and black metro-style splashback tiles. The rich timber worktops are lit with integrated under-cabinet lighting, creating superb work and preparation space. The kitchen has been designed to house an undercounter dishwasher, a built- in microwave, an integrated washer, and an integrated five- burner gas hob and electric oven. BRIGHT AND AIRY DOUBLE BEDROOMS

he property comes with three bright and airy double bedrooms, all of which boast Victorian fireplaces, soft décor, and snug carpeting. Accessed from either the hallway or the living room is a home office, with ample Tspace for a desk and office furniture. This versatile room can also be ideal as a playroom or home gym. The sizable box room could alternatively be used as a home office, or as outstanding hidden storage space. Completing the accommodation is a three-piece bathroom in white (including an overhead shower) which enjoys a stylish mix of tiling and tongue and groove timber panelling for a classic design with a modern twist. Gas central heating and conservation double-glazed sash windows ensure comfort and efficiency all year round.

Externally, the inspiring city home is accompanied by a manicured communal garden that is laid to lawn and fringed by leafy greens and colourful planting. With its sunny aspect, it is an ideal outdoor haven in the heart of the city. Controlled parking is available with a residents’ permit (Zone S3). EPC RATING: COUNCIL TAX BAND: VIEWING D F By appointment*ADD IN withVIEWINGS Gilson Gray on- MASTER0131 516 5366. PAGES*

MERCHISTON EDINBURGH

ith tree-lined streets, established gardens and large villas, it is easy to see why the Victorian suburb of Merchiston is one of the most sought-after and prestigious places to live in Edinburgh. Writers such as JK Rowling, and Alexander McCall Smith have all called Merchiston home over the years. Lying south-west of the Wcity centre, the area offers a wide variety of cafés, restaurants, coffee houses, bistros, independent shops, galleries, boutiques, a luxury cinema, theatres and various supermarkets including Waitrose and M&S. It offers a unique and independent atmosphere whilst being very close to the city centre. Further world-class shopping, eateries and amenities can be found in George Street, St. Andrew Square and Princes Street. Outstanding schooling is on the doorstep with George Watson’s College, and Steiner School, all within walking distance. Merchiston also benefits from being within the catchment area of some of Edinburgh’s best state schools including, Primary and Boroughmuir High. The area is very well served by public transport, superb cycle paths and picturesque walkways along the canal, the Water of or in the many greenbelt areas. gilsongray.co.uk

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EDINBURGH GLASGOW NORTH BERWICK DUNDEE 29 Rutland Square 160 West George Street 33 Westgate 11 South Tay Street EH1 2BW G2 2HQ EH39 4AG DD1 1NU 0131 516 5366 0141 530 2021 01620 893 481 01382 549 321

These particulars were prepared on the basis of our own knowledge of the local area and, in respect of the property itself, information supplied to us by our clients; all reasonable steps were taken at the time of preparing these particulars to ensure that all details contained in them were accurate. All statements contained in the particulars are for information only and all parties should not rely upon them as statements or representations of fact. In particular, (a) descriptions, measurements and dimensions, which may be quoted in these particulars are approximate only and (b) all references to conditions, planning permission, services, usage, constructions, fixtures and fittings and movable items contained in the property are for guidance only. Our clients may instruct us to set a closing date for offers at short notice and therefore if you wish to pursue interest in this property, you should immediately instruct your solicitor to note interest with us. Our clients reserve the right to conclude a bargain for the sale of the above subjects or any part thereof ahead of a notified closing date and will not be obliged to accept either the highest or indeed any offer for the above subjects or any part thereof. All measurements have been taken using a sonic tape and cannot be regarded as guaranteed given the limitations of the device. Services and/or appliances referred to in these particulars have not been tested and no warranty is given that they are in full working order.