11 Spylaw Bank Road, Edinburgh, EH13 0JW

Entrance Hall

Tiled front entrance vestibule giving access to the hall and to the guest WC.

Central Hall

Spacious bright carpeted area giving access to the study, drawing room, dining room, kitchen and via sun porch to the terrace and private rear garden. G-plan wooden staircase gives access to the accommodation on the first floor.

Drawing room

4.23 m X 5.55 m / 13'11" X 18'3"

Spacious bright room to the rear of the property with panoramic bay window enjoying magnificent views over private rear garden towards Pentland hills. Gas fireplace. Tv point and telephone point, french door to the sun porch and through there access to terrace and rear garden.

Dining Room

Further large carpeted rear facing room with bay window and great views. Plain cornicing,gas fire.

Breakfasting Kitchen

3.2 m X 4.03 m / 10'6" X 13'3"

Tiled room with large window overlooking the enclosed courtyard. Access to the courtyard via utility room. Freestanding gas cooker, fridge.

Master Bedroom

4.75 m X 4.05 m / 15'7" X 13'3"

Large carpeted double bedroom also overlooking the rear garden. UPVC double glazed door leading onto the small balcony.

Bedroom 1

3.8 m X 3.35 m / 12'6" X 11'0"

Good sized carpeted double bedroom with large window enjoying same stunning views as the drawing and dining room. wall mounted washing basin with wall mounted mirrored cabinet.

Bedroom 2

3.7 m X 3.45 m / 12'2" X 11'4"

Further carpeted double bedroom with a bay window situated to the front of the property and overlooking quiet residential street. Wall mounted corner washing basin.

Study

3.3 m X 3.05 m / 10'10" X 10'0"

Further carpeted front facing room with large window overlooking private front garden and small window to the side of the property. Fitted wall shelves. Corner electric fire.

Utility Room

1.8 m X 2.6 m / 5'11" X 8'6"

Adjacent to kitchen this room offers futher storage area with freestanding and wall mounted kitchen units, sink, dishwasher and washing machine . Window overlooking the courtyard and door giving access to it.

Bathroom

2.2 m X 2.4 m / 7'3" X 7'10"

Large family bathroom with three piece suite and frosted window to the side of the property. Wall mounted mirror, towel rail.

Sun porch

3.3 m X 1.45 m / 10'10" X 4'9"

Small area with hard floor accesible from the hall and from the drawing room with large sliding french door onto the terrace and then private rear garden. There is a space for couple of chairs and small coffee table to enjoy even a winter sun.

First floor landing

Bright carpeted landing giving access to all rooms on this level, small storage cupboard housing hot water tank and wooden staircase leading to the attic rooms.

Attic Room

4.45 m X 3.4 m / 14'7" X 11'2"

Large attic room accessible via narrow wooden staircase from the first floor. Wooden floorboards, partially carpeted. Bay window overlooking quiet residential street to the front. Built in wardrobe. It also gives access to further attic storage room with small skylight and wealth of built in storage. Further storage space available in low ceiling attic space to the side of the attic room which is partially floored and houses a cold water tank

Outside

Property further benefits from large well maintained garden to the rear of the property with large amounts of mature decorative plants, shrubs and trees and also fruit bearing bushes and plants. There is also small enclosed front garden partially paved to allow access to the property and partially well stocked with ornamental shrubs and bushes. there is also enclosed sheltered courtyard offering further outdoor space. There are also located two tool sheds housing gas and electric mains.

Workshop

Good sized room beneath the drawing room with electricity supply and window to the side of the property accessible only from the rear garden currently used as a tool shed.

Extras

Included in the sale are all fittings and fixtures, floor coverings, curtains and curtain rods, light fittings,fridge, washing machine, dishwasher, gas cooker and tools in the workshop