b+ m balfour + manson Solicitors since 1888

www.balfour-manson.co.uk/property

21 EASTER WARRISTON TRINITY, , EH7 4QX

For viewing and price information call now on 0131 200 1234 DESCRIPTION Spacious and modern linked villa, ideal for a family home, within the highly desirable Trinity area. The property is situated in a quiet cul-de-sac and benefits from flexible accommodation, double glazing, gas central heating and private front and rear garden ground with easy access to Path, as well as an integrated garage and driveway. • Bedroom with window to front. Laminate flooring. Radiator • Shower room comprising three piece white suite with wash Property Features hand basin, w.c. and shower cubicle with Mira Sport electric (see floor plan for measurements): shower. Full wall tiling. Vinyl flooring. Mirrored medicine cabinet. White towel radiator • Bathroom with window to rear comprising three piece white • Hall with solid oak flooring. Access to garage. Carpeted suite with w.c., wash hand basin and bath with Mira mixer staircase and under stair cupboard. Partially glazed front shower over. Mirror. Full wall tiling. Vinyl flooring door. Frosted window to front. Radiator • Private front garden ground with various plants. Private rear • Bright living room/dining room with two large windows garden bounded by timber fencing and overlaid with grass. to front. Solid oak flooring. Radiator. Dining area with There is also a drying area and a timber shed. window and glazed door providing direct access to the rear • Mono-blocked driveway to front garden. Solid oak flooring. Radiator • Integrated single car garage • Kitchen fitted with a range of modern coloured wall and base units, drawer storage, fitted stone worktops and splashback. Stainless steel gas hob, integrated double oven and extractor fan. Fridge/freezer, integrated dishwasher and washing ITEMS INCLUDED: machine. Stainless steel double inset sink with mixer tap and All fitted carpets and floor coverings, light fittings, curtains, integrated worktop drainer. Panoramic windows to rear garden appliances, fridge/freezer and timber garden shed. • Upstairs hall with fitted carpet, cupboard housing hot water tank/shelving and access to all rooms Other items may be available by way of separate negotiation. • Master bedroom with windows to front. Laminate flooring. Two built-in wardrobes with mirrored sliding doors. LOCATION: Radiator Situated in the Trinity area on the north side of Edinburgh, this delightful • En suite shower room with frosted window to rear property enjoys a quiet location in this desirable residential area. There are local shops close by and a comprehensive range of shops and amenities available comprising three piece white suite with w.c., pedestal wash at Goldenacre and Cannonmills. A short drive or bus trip away is the Ocean hand basin and shower cubicle with PVC shower panels Terminal complex which offers a wide choice of retail outlets, including a Marks and Mira Sport electric shower. Tiled walls. Vinyl flooring. & Spencer Simply Food, together with a multi-screen cinema and several bars Mirror and mirrored medicine cabinet. Radiator and restaurants. The property is also within easy reach of The Shore, which • Double bedroom with large window to rear. Oak flooring. is an area well known for its ‘continental’ ambience and good choice of bars, Radiator bistros and restaurants. • Double bedroom with window to rear. Built-in cupboard with shelving and hanging space. Fitted carpet. Radiator Frequent bus services are available within a few minutes’ walk of the property • Double bedroom with window to front. Laminate flooring. with services to the City Centre and beyond. Trinity is well placed for quick Built-in wardrobe with mirrored sliding door, hanging rail and access to the main arterial routes out of Edinburgh, connecting to the City shelving. Radiator Bypass, Forth Road Bridge and other motorway networks. There are also well regarded primary and secondary schools available within the vicinity. www.balfour-manson.co.uk/property

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0 1 Edinburgh, 2 , EH7 4QX Approx. Gross Internal Area 1612 Sq Ft - 149.75 Sq M (Including Garage) For identification only. Not to scale. © Square Foot Media 2015

Bedroom 12'4'' x 9'4'' 3.76 x 2.84m Ensuite Kitchen Shower 16'3'' x 8'8'' Room Bathroom 4.95 x 2.64m Bedroom 9'10'' x 9'7'' 3.00 x 2.92m

Shower Room

Living Room/ Master Dining Bedroom Room 20'1'' x 9'4'' 32' x 10'9'' 6.12 x 2.84m 9.75 x 3.28m Garage Bedroom 15'10'' x 8'10'' Bedroom 12'11'' x 9'9'' 3.94 x 2.97m 4.83 x 2.69m Hall 9'9'' x 7'8'' 2.97 x 2.34m

Ground Floor First Floor

OFFERS TO: EPC RATING: Follow us on Twitter @bmpropertyteam Balfour+Manson TELEPHONE: 0131-200-1234 C Solicitors and Estate Agents FAX: 0131-200-1344 54-66 Frederick Street DX: ED4, Edinburgh Edinburgh, EH2 1LS LP: 12, Edinburgh-2

No warranties are made regarding the working order of appliances or systems. These particulars are not contractually binding and statements or plans are not warranted. Dimensions are approximate. Interested parties are advised to note interest with B+M as soon as possible post viewing and in the event of a closing date the seller shall not be bound to accept the highest or any offer. Offering Solicitors are advised to use the Scottish Standard Clauses (SSC). Any Offer which does not use the SSC may be responded to by deletion of the non-standard clauses and replacement with the SSC.