22 Rankeillor Street, Edinburgh, EH8 9HY

The property

Located on the ground-floor of a B-Listed, classically Georgian tenement, and enjoying its own main- door entrance and private south-facing garden, this highly-appealing two- bedroom flat lies within the capital’s prestigious South Side. Ideal for a varied range of buyers, including professionals and rental investors, the flat’s prime city location offers easy access to Newington’s fantastic array of local shopping and entertainment amenities, as well as the spectacular open spaces of the rugged Salisbury Crags and the Meadows. With excellent scope for further improvement, the flat’s internal accommodation incorporates generous tall-ceilinged rooms lit by large sash-and-case windows and enhanced by a host of characterful features, including warmly-toned hardwood flooring. Behind the property’s imposing period-style front door lies a practical vestibule with double doors opening into a spacious hall. This welcoming entrance area boasts useful built-in storage, floorspace for furniture and an elegant archway with decorative plasterwork. To the right of the hall is a living room bathed in all-day sun, courtesy of double shuttered windows, and adorned with a ceiling rose, ornate cornicing and authentic wall panelling. This impressive reception area can easily accommodate a collection of large furniture pieces and is arranged around a gas fire set into a tiled fireplace. Further notable features include discreet cupboard storage and recessed display shelving. Located to the rear of the flat is a superbly spacious dining kitchen perfect for casual dining and social gatherings. In addition to a central seated dining area, this light and airy room enjoys a pleasant leafy outlook, via a large window with an original panelled surround, and a charming feature fireplace. Offering an extensive bank of contemporary- styled fitted cabinets, built-in recessed shelving, marble- effect worktops and a matching splashback, the kitchen is equipped with an integrated eye-level oven, a gas hob and a washing machine, as well as a freestanding tall fridge freezer. Also incorporated into the accommodation are two generously-proportioned double bedrooms boasting decorative cornicing, handy built-in storage and fireplaces fitted with gas fires. One of the bedrooms benefits from a favourable southerly-facing aspect, whilst the second bedroom enjoys a tranquil rear-facing location within the property. Finally, though in need of some modernisation, the bright bathroom comprises a WC-suite and a shower-over-bath. Externally, the flat benefits from its own private front garden; south-facing, paved for easy upkeep and bordered by neat hedges. On-street controlled parking (Zone 3) can be found on Rankeillor Street. The flat is heated via a gas central heating system and includes private access to a dry cellar located in the basement. Located on the south side of the capital and approximately two miles from the city centre, Newington offers an array of housing options, from traditional tenements to grand villas, to suit every stage of life, and is equally popular with students due to its fantastic proximity to The University of Edinburgh campuses.

Total Floor Area	116 m2
Energy rating	C