23 CRAIGCROOK AVENUE BLACKHALL, , EH4 3QA

Located in the sought-after Edinburgh suburb of Blackhall, this spacious 1930s detached bungalow enjoys two double bedrooms and generous reception space, in addition to a southwest- facing rear garden, a detached single garage, and a driveway.

CULLERTON’S ESTATE AGENTS | PROPERTY CONSULTANTS

0131 225 5007 | WWW.CULLERTONSPROPERTY.CO.UK | [email protected] CONTENTS

CONTENTS

S C O P E T O CULLERTON’S ExcellentEXTEND ESTATE AGENTS | PROPERTY CONSULTANTS

WELCOME TO CULLERTON’S THE ETHICAL PROPERTY PROFESSIONALS

Situated in Stockbridge and bordering the New Town, Cullerton’s is dedicated to providing bespoke, highly personalised property services through an ethical business model. We believe in clear communication, expert advice and absolute assurance. This underpins our business philosophy, which is based upon ethical practices for our clients, partners and charities alike. Trust, transparency and integrity are at the heart of everything we do.

AN AWARD-WINNING CREATIVE TEAM

With a long history of working successfully together, Cullerton’s will continue to work closely with Property Studios, a specialist creative marketing agency, to ensure the highest quality of photography, professional copywriting, marketing and design to all their clients. The Property Studios team of nearly 20 creative professionals, with multiple awards in design and photography, showcase every property with magazine-level marketing materials. They highlight the lifestyle and the unique selling points during the professional photo-shoot, design and professionally written copy and work closely with Cullerton’s, to create stylish, accurate and attractive marketing material. RESIDENTIAL LeafyAREA

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ESTATE AGENCY ESTATE AGENCY OF THE YEAR OF THE YEAR Stepping into the living room on the right reveals a delightful reception room, extended by a charming 2020-2021 2021-2022 Delightful living room - 8 bay window, yielding front garden views and flooding the room with natural daylight.

Blackhall, Edinburgh - Located just three miles northwest of the city centre, Blackhall is a popular choice among families and 19 professionals owing to its tranquil setting close to beautiful parks and woodland, as well as its fantastic proximity and links to cosmopolitan Stockbridge, New Town and the West End.

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FLOORPLAN

23 CRAIGCROOK AVENUE BLACKHALL, EDINBURGH, EH4 3QA

• Attractive 1930s detached bungalow • Leafy, residential area • Sought-after city district • Practical entrance vestibule • Welcoming hall with storage • Elegant, bay-windowed living room • Spacious, southwest-facing dining room • Well-equipped kitchen with garden access • Two well-proportioned double bedrooms • Bright, good-sized shower room • Manicured private gardens • Detached single garage and driveway • Gas central heating and double glazing

VIEWING ARRANGEMENTS BY APPOINTMENT TELEPHONE CULLERTON’S ON 0131 225 5007

EPC RATING - D | HR VALUE £550,000

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Enjoying a leafy residential setting in a highly desirable area of Blackhall, this two-bedroom bungalow is located close to excellent local shopping, highly-regarded schooling, and first-class transport links, and enjoys easy access to scenic open green spaces.

estled within extensive, beautifully maintained gardens, the bungalow benefits from classical proportions and a delightful Nperiod ambience, and offers wonderful possibilities for modernisation and contemporary design. Set back from the road behind a manicured front garden, the front door opens into a bright entrance vestibule. From here, a welcoming central hallway, with handy built-in storage, leads into the home’s well-proportioned accommodation.

6 CULLERTONSPROPERTY.CO.UK | 23 CRAIGCROOK AVENUE 23 CRAIGCROOK AVENUE | CULLERTONSPROPERTY.CO.UK 7 DelightfulLIVING ROOM tepping into the living room on the right reveals a delightful reception room, extended by a charming bay window, yielding front garden views and flooding the room with natural daylight. SA lofty ceiling, framed by smooth cornicing, enhances a sense of space and light, whilst an original tiled fireplace creates a wonderful, period-inspired focal point. There is great flexibility here for a variety configurations of comfortable lounge furniture.

8 CULLERTONSPROPERTY.CO.UK | 23 CRAIGCROOK AVENUE 23 CRAIGCROOK AVENUE | CULLERTONSPROPERTY.CO.UK 9 cross the hall, a dining room, supplemented by built-in storage and enhanced by a feature fireplace, promises a Aperfect setting for both family meals and formal entertaining, against a backdrop of leafy, rear garden views. A door opens from here into a kitchen, creating a wonderful, open flow of living accommodation and a spacious, flexible area for family living, much OFOpen LIVING ACCOMMODATION flow desired by the contemporary lifestyle

10 CULLERTONSPROPERTY.CO.UK | 23 CRAIGCROOK AVENUE 23 CRAIGCROOK AVENUE | CULLERTONSPROPERTY.CO.UK 11 xtending on to the rear garden for easy summer entertaining and barbecues, the Ewide, galley-style kitchen comes replete with a good selection of fitted cabinetry storage and workspace, all framed by practical splashback tiling. Incorporated within the design are an integrated GALLEY-STYLE oven, a ceramic hob, a concealed extractor hood, AppealingKITCHEN and a freestanding washing machine.

12 CULLERTONSPROPERTY.CO.UK | 23 CRAIGCROOK AVENUE 23 CRAIGCROOK AVENUE | CULLERTONSPROPERTY.CO.UK 13 he home’s two double bedrooms are accompanied by built-in storage and echo the generous proportions, Tsoft-toned décor and comfortable styling found throughout. Whilst the elegantly-styled principal sleeping DOUBLE area enjoys an open, front-facing aspect, the remaining GenerousBEDROOMS double bedroom benefits from tranquil rear garden views.

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ompleting the accommodation, a shower room features a walk-in, double shower enclosure, enveloped in marble-effect aqua-panelling, a basin set into vanity storage and a WC. Gas central heating and double- Cglazing ensure optimum comfort and efficiency, all year round. Externally, the home sits within well- maintained private gardens. The southwest-facing rear garden is fully-enclosed and enviably private, and enjoys a wonderful expanse of lawn, colourful border planting and a garden shed for outdoor storage. Excellent private parking is provided by a detached single garage and a driveway. Extras: All fitted floor and window coverings, light fittings, and kitchen appliances to be included in the sale.

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ocated just three miles northwest of the city centre, Blackhall is a popular choice among families and professionals owing to Lits tranquil setting close to beautiful parks and woodland, as well as its fantastic proximity and links to cosmopolitan Stockbridge, New Town and the West End. Residents are spoiled for choice when it comes to everyday services and amenities: the Queensferry Road thoroughfare is lined with independent shops and business, while nearby Craigleith Retail Park is home to several high-street outlets, eateries and a Sainsbury’s superstore. There is also a wealth of sport and leisure facilities nearby, particularly at Drum Brae Leisure Centre, which boasts a five-lane swimming pool, a state-of-the-art gym, a fitness class studio and a multi-purpose sports hall. To the west are several prestigious golf courses, including Royal Burgess and Links Golfing Society. For outdoor enthusiasts, Woods and Ravelston Park offer no shortage of space to relax and explore, while Hill and Hillwood Park yield stunning views across the city and beyond. Blackhall falls within the catchment area for highly regarded state schools from infant to senior level, including Blackhall Primary School and The Royal High School. Private childcare facilities and the prestigious ESMS independent schools are also available nearby. Blackhall is an ideal choice for commuters into the city centre and beyond thanks to reliable public transport services and road links to Edinburgh City Bypass, Edinburgh Airport, the M8/M9 motorway network and the Forth Bridges.

18 CULLERTONSPROPERTY.CO.UK | 23 CRAIGCROOK AVENUE 23 CRAIGCROOK AVENUE | CULLERTONSPROPERTY.CO.UK 19 TRANSPORT SHOPPING SPORTS Excellent independent Bus – 13, 16, 41, 43, 54, N55, retailers and businesses DRUM BRAE LEISURE SKYLINK 200 (to airport) on Queensferry Road, as CENTRE, ESMS Tram Stop – Haymarket (2.3 miles) well as large high-street SPORTS CENTRES, Train Station – Edinburgh outlets, eateries and a BLACKHALL LAWN Haymarket (2.3 miles) Sainsbury’s superstore at TENNIS CLUB, Airport – Edinburgh International (5.7 miles) Craigleith Retail Park VARIOUS GOLF CLUBS

A SUBURBAN IDYLL ENVELOPED BY AREAS OF OUTSTANDING NATURAL BEAUTY, JUST THREE MILES #1 FROM THE CITY CENTRE LOCATION CULTURE FOOD & DRINK Wide range of cafes, Scottish bistros, takeaways, traditional pubs and 3 miles northwest National family restaurants nearby of Edinburgh City Gallery of Centre Modern Art SCHOOLS State Schools: Blackhall One & Two, Nursery, Blackhall Primary PARKS Edinburgh School, The Royal High RAVELSTON School WOODS LOCAL Zoo, Independent Schools: NATURE RESERVE, ESMS (Nursery, Junior, RAVELSTON PARK, CORSTORPHINE Mary Erskine School, HILL, HILLWOOD Stadium Stewart’s Melville College) PARK

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CULLERTON’S – THE ETHICAL GIVING BACK TO OUR PROPERTY PROFESSIONALS COMMUNITY – OUR SELECT CHARITIES, CONSERVATION Situated in Stockbridge and bordering the New Town, AND PARTNERS Cullerton’s provides bespoke, highly personalised property services through an ethical business model. We believe in clear communication, expert advice We take pride in our ethical business practices, particularly and absolute assurance. This underpins our business our steadfast attitude towards fairness and equality in the philosophy, which is based workplace, environmental upon ethical practices conservation, and our for our clients, partners pro-active support of and charities alike. our partner charities in Trust, transparency and Edinburgh and across integrity are at the heart of the UK. All our business everything we do. systems and products have been designed and chosen to make THE a low environmental impact. We also believe CULLERTON’S strongly in giving back TEAM – to our community, HANDPICKED particularly the causes we feel passionate about. PROPERTY Cullerton’s supports over PARTNERSHIPS six charities, to whom we MARK CULLERTON donate a percentage of our profits, monthly. THE PROPERTY EXPERT BEHIND THE PERSONALISED SERVICE From our office on St Stephen Street in Owner and founder Mark Cullerton is well-known within the Scottish property industry for his unique Stockbridge, our close OUR CLIENTS blend of market acumen and strong business ethics. Throughout his 30 years in the industry, Mark circle of handpicked, has garnered a loyal following of clients who value his unrivalled industry knowledge, and respect his award-winning honest, straightforward approach. Over the years he has gained professional plaudits and numerous professionals and Whether you are a first- industry awards. He has amassed a wealth of invaluable professional experience and has held several partnerships will exceed time buyer or seasoned senior and directors’ positions among high-ranking solicitors and estate agents in Edinburgh. Officially your property service homeowner, a property opening its doors in 2017, Cullerton’s Estate Agents & Property Consultants has a clear vision: to expectations. We put developer or an investor, deliver a bespoke, highly personalised service in all aspects of property sales. together a unique service the property market can package that is tailored be a daunting place, to your individual needs, where professional including qualified legal advice is paramount. advice from our chosen Driven by our guiding legal partners, reliable principles, as well as valuations and market our unrivalled industry predictions from our expertise, we are proud specialist valuers and surveyors, and magazine-level to have established a strong, long-standing client base, photography, copywriting and design by our marketing which includes residential and commercial clients, team. Just as we cherish the close relationships we builders and property developers. By taking the time enjoy with our clients, we also value long-standing to get to know each client, and by understanding their professional partnerships, based not only on trust, but individual aspirations, we are best equipped to provide also on success. sound support and advice every step of the way.

22 CULLERTONSPROPERTY.CO.UK | 23 CRAIGCROOK AVENUE 23 CRAIGCROOK AVENUE | CULLERTONSPROPERTY.CO.UK 23 74 ST STEPHEN STREET, EDINBURGH, EH3 5AQ 0131 225 5007 WWW.CULLERTONSPROPERTY.CO.UK [email protected]

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ESTATE AGENCY ESTATE AGENCY OF THE YEAR OF THE YEAR 2020-2021 2021-2022

DISCLAIMER These particulars are intended to give a fair description of the property but their accuracy cannot be guaranteed, and they do not constitute or form part of an offer of contract. Intending purchasers must rely on their own inspection of the property. None of the above appliances/services have been tested by ourselves. We recommend purchasers arrange for a qualified person to check all appliances/ services before legal commitment. Whilst every attempt has been made to ensure the accuracy of the floorplan contained here, measurements of doors, windows, rooms and any other items are approximate and no responsibility is taken for any error, omission, or misstatement. This plan is for illustrative purposes only and should be used as such by any prospective purchaser.