10 Belford Place, West End, Edinburgh A spacious family home set within an almost semi-rural location only minutes from Edinburgh’s West End. • Hall • Utility room • Gas central heating • Box bay window sitting room/living • Four double bedrooms/one with en • Double garage room suite bath room • Drive • Bay window dining room • Family bathroom • Private front and rear gardens • Conservatory • Downstairs WC • Breakfasting Kithen • Large cellar Adjacent to the dining room is the modern fitted breakfasting kitchen which has hand built units and polished granite worktops and includes some integrated appliances. A utility room is situated off the kitchen that leads to the garden. From the first floor the staircase ascends to a half landing and family bathroom which serves the three double bedrooms on the top and second floor. The current owners have added insulation to much of the house to ensure a warm home with lower running costs. A double garage with automatic up and over door and store cupboards within coupled with a large cellar that runs under the house all add to the appeal of this ideal family home. Extras The property is being sold with fitted flooring. Council Tax Band G Energy Rating Band D Our Ref DC/DC Viewing By appointment with D.J. Alexander Legal, 1 Wemyss Place, EH3 6DH. Telephone 0131 652 7313 or email [email protected]. This property, and other properties offered by D.J. Alexander Legal can be viewed at their website www.djalexanderlegal.co.uk, as well as at affiliated websiteswww.espc.com, www. primelocation.com, www.rightmove.co.uk, www.zoopla.co.uk, and www.s1homes.co.uk. Situation The property is set quietly away from the hustle and bustle of the city next to the Water of Leith walkway and a short distance from the centre of Edinburgh’s West End. This location benefits from all the rewards of city centre living with the added bonus of many of the city’s galleries in particular being in the immediate vicinity. Some of Edinburgh’s best schools, including St George’s School for Girls, Mary Erskine and Stewarts’ Melville, are a convenient distance from the property. The financial district and restaurants of the West End together with Haymarket Train Station are less than approximately a half a mile away. The delights of a walk along the Water of Leith lead to The Dean Gallery, Stockbridge, Murrayfield, Inverleith Park or The Royal Botanical Garden depending on which way you turn from the house. Nearby Queensferry Road provides links to the M8, M9, Forth Road Bridge and Edinburgh International Airport. In addition to the many shops of the West End, Waitrose supermarket at Comely Bank and Craigleith Retail Park offer supermarket shopping. In addition to the Water of Leith other recreational facilities found locally include the Edinburgh Sports Club which is next to the house, the old train lines which cross the city and now offer endless walking, running and cycling options plus local golf courses and Murrayfield Rugby grounds. Description This ideal family home is located in a particularly sought after location within the prime residential area of Belford, West End. The property is arranged over three floors and offers flexible accommodation for the growing family or professional couple who would enjoy the convenience of working from home. Accommodation on the ground floor includes the entrance hall, master bedroom with en suite bathroom and a store. The first floor boasts a spacious sitting room/living room which has twin feature archways flanking an imposing fireplace which incorporates a living flame gas fire. There is a particularly attractive box bay window to the front of this room that enjoys a leafy aspect and is a very light area which is ideal for reading. The sitting room/living room has direct side access to the south facing courtyard/patio which forms part of the rear garden via a French door. This room interlinks to a dining room that has a rear facing bay window that looks onto the landscaped tiered rear garden. Whilst the sitting room/living room and dining room interlink they can equally be independent of each other as there are dividing doors that can be closed over, when open the space is ideal for entertaining. From the box bay window within the sitting room/living room a spiral staircase descends to a conservatory that in turn opens to a south facing paved garden. BEDROOM 15'6 x 11'8 BEDROOM BEDROOM (4.72m x 3.55m) 11'2 x 8'9 11'2 x 8'1 (3.40m x 2.67m) (3.40m x 2.46m) SECOND FLOOR GROSS INTERNAL FLOOR AREA 614 SQ FT / 57 SQ M DOUBLE GARAGE 19'11 x 17'10 (6.06m x 5.43m) MASTER BEDROOM 18' x 12' (5.47m x 3.65m) GROUND FLOOR GROSS INTERNAL FLOOR AREA 366 SQ FT / 34 SQ M IN UP UP CONSERVATORY UP 15'9 x 9'9 UP (4.80m x 2.98m) LIVING ROOM 23'6 x 14'9 (7.17m x 4.49m) DINING ROOM 15'5 x 9'8 KITCHEN 14'6 x 13'11 (4.70m x 2.94m) (4.42m x 4.25m) CELLAR 15'3 x 13'2 (4.65m x 4.01m) UTILITY ROOM 7'11 x 4'11 (2.42m x 1.50m) GROUND FLOOR FIRST FLOOR GROSS INTERNAL GROSS INTERNAL FLOOR AREA 366 SQ FT / 34 SQ M FLOOR AREA 1237 SQ FT / 115 SQ M BELFORD PLACE NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY GROSS INTERNAL FLOOR AREA 2217 SQ FT / 206 SQ M DOUBLE GARAGE FLOOR AREA 366 SQ FT / 34 SQ M APPROXIMATE GROSS INTERNAL FLOOR AREA 2583 SQ FT / 240 SQ M (INCLUDING DOUBLE GARAGE) All measurements and fixtures including doors and windows are approximate and should be independently verified. Copyright © exposure www.photographyandfloorplans.co.uk D.J.Alexander Legal Solicitors and Estate Agents 1 Wemyss Place Edinburgh EH3 6DH Tel: 0131 652 7313 Fax: 0131 652 7319 [email protected] www.djalexanderlegal.co.uk Important Notice: 1. These particulars do not form part of an offer or a contract of sale. 2. All statements contained herein are believed to be correct but are not guaranteed and interested purchasers must satisfy themselves as to their accuracy. 3. In the event of a closing date being set the seller(s) shall not be bound to accept the highest offer or any offer. Associated Websites.