T 0131-370-0470 F 0131-370-0471 E [email protected]

21/1 Comely Bank Avenue, EH4 1EW

• Close To Park & Royal Botanic • Close To Inverleith Park & Royal Botanic Gardens Gardens • Bay Windowed Sitting Room • Bay Windowed Sitting Room • Spacious Kitchen/Diner • Spacious Kitchen/Diner • Box Room Offers Over £290,000 • Box Room • Double Bedroom • Double Bedroom • Modern Bathroom • Modern Bathroom • Gas Central Heating & Double Glazing • Gas Central Heating & Double Glazing • Pretty Communal Garden • Pretty Communal Garden www.ralphhendrie.legal PROPERTY DESCRIPTION Set on a wide cobbled avenue, and characterised by beautiful original features, this one ACCOMMODATIONbedroom first floor traditional flat offers a wonderful period home in a highly sought-after location. Positioned at the front of the property, the elegant sitting room is flooded with natural light from a large southwest-facing bay window, enjoying lovely open views. The sitting room boasts a handsome feature fireplace and intricate cornicing with scope for various furniture arrangements. The rear-facing dining kitchen offers particularly generous proportions, and is a perfect entertaining space, with a tranquil outlook over the rear gardens. An array of fitted cabinets provide extensive hidden storage and worktop space, whilst housing a range of appliances, including a gas hob and electric single oven, while the alcove creates a natural dining area. The supplementary pantry offers further storage space. The spacious double bedroom is situated quietly to the rear, and a versatile box room (accessed off the hall), makes LOCATIONan ideal home office plus good high-level storage cupboards. A stylish three-piece bathroom LOCATION comprises a shower-over-bath with a glass screen, wall-mounted vanity unit with basin and waterfall taps, and a WC. Gas central heating and dPROPERTYouble glaz DIMENSIONSing is fitted throughout. PROPERTY DIMENSIONS

Please call 0131-370-0470 to make an appointment to view or you can email us at [email protected]

Comely Bank is a desirable residential area, lying just North of the City Centre and is a neighbour to vibrant Stockbridge, with its village feel and bustling café/bar culture. Excellent local amenities, including a library, post office and many independent specialist shops, along with a Waitrose store. More extensive shopping can be found at nearby Craigleith Retail Park. Being only a 15-minute walk to the city centre, the area offers a wealth of open green spaces, with Inverleith Park and the Royal Botanic Gardens, just a stones throw away. Access to the vast Water of pedestrian and cycle path network is great for the keep fit enthusiast, as well as, Glenogle Baths-fitness centre, Deans tennis club, Grange Cricket Club and home of Edinburgh Academicals Rugby Club. A wide choice of education is available from both the public and private sectors, including the renowned Fettes College. A regular bus service connects to various areas of the city and a 20-minute walk links to Haymarket Train Station and the tram

INVERLEITH PARK

or visit us online at www.ralphhendrie.legal DEAN BOWLING CLUB OPPOSITE FLAT

Ralph Hendrie Legal is a trading name of Hendrie Legal Ltd Company Number 615551 Murrayburgh House, 17 Road, Edinburgh EH12 6DD T 0131-370-0470 | F 0131-370-0471 E [email protected] | W www.ralphhendrie.legal

These particulars do not form any part of any contract, all measurements are approximate and none of the appliances are warranted. Whilst we endeavour to provide accurate sales particulars interested parties are advised to satisfy themselves on any aspects of relevance to their purchase.