10

10 ROXBURGH STREET PLEASANCE EH8 9TA

This charming and rarely available main door flat which is formed over two levels displays a number of attractive period features and forms part of a handsome Georgian terrace within Edinburgh’s sought after Pleasance district.

Entrance vestibule, reception hallway, twin windowed sitting room, dining kitchen, utility cupboard, double bedroom one, double bedroom two, bedroom three/study, boxroom, separate WC and four piece bathroom.

Shared front patio with two stores and shared rear garden with separate courtyard. GENERAL DESCRIPTION SITUATION This charming and rarely available main door flat which is formed over district is justifiably one of Edinburgh’s most highly sought two levels displays a number of attractive period features and forms after areas, being close to the Royal Palace of Holyrood, the Scottish part of a handsome Georgian terrace within Edinburgh’s sought after Parliament, Dynamic Earth and many other tourist attractions. Many of Pleasance district. The property’s accommodation comprises – entrance the shows in the famous Festival Fringe are played out in nearby venues. vestibule; reception hallway with stairs to the lower floor; front facing twin There is an extensive choice of shopping outlets in the vicinity, with windowed sitting room with original fireplace, decorative plasterwork and and only a short journey away. There are working shutters; modern dining kitchen with window onto the front patio; a number of university buildings on hand. An efficient public transport double bedroom one with boxroom off and rear facing window overlooking network operates to other parts of the City and Waverley Station is within gardens; double bedroom two with rear facing window overlooking easy walking distance. gardens; bedroom three with front facing window and presently being used as a study; separate WC situated off the reception hall; attractive white four piece bathroom with window to the front. The property’s specification includes gas central heating. Externally to the front there is a shared patio with two private stores off and to the rear there is a shared garden with gate leading onto a shared courtyard. ACCOMMODATION ENTRY (All sizes approximate and at widest point) By Arrangement

SITTING ROOM 16’8” x 11’11” 5.10m x 3.63m PRICE & VIEWING For asking price and viewing arrangements please telephone Russel + DINING KITCHEN 11’4” x 11’2” 3.47m x 3.41m Aitken on 0131 202 0600 or www.espc.com

BEDROOM ONE 13’7’’ x 10’11” 4.15m x 3.34m ENERGY EFFICIENCY RATING: D

BEDROOM TWO 13’7’’ x 11’2” 4.15m x 3.41m NOTES OF SALE BEDROOM THREE/STUDY 11’7’’ x 6’8” 3.54m x 2.03m All services throughout the property are UNTESTED. Any purchasers must satisfy themselves with the condition of any central heating boilers, BOXROOM 6’6” x 4’10” 2.00m x 1.49m radiators, gas fires, electric showers and all other installations. Every care has been taken in the preparation of these particulars however no warranty WC 6’10” x 3’2” 2.10m x 0.98m can be given for the accuracy of the details contained herein.

BATHROOM 10’9” x 7’6” 3.22 x 2.28m Modern thinking for

YEARS 21818 - 2018

27 Rutland Square Edinburgh, EH1 2BU T: 0131 202 0600 F: 0131 460 7333 E: [email protected]