3 West Newington Place, Edinburgh, EH9 1QT

The property

Situated in Edinburghs affluent South Side, this Georgian two-bedroom (plus a box room) main-door flat enjoys a prime city location with Newingtons diverse range of shops, pubs, eateries and entertainment venues all within walking distance. Situated on the ground-floor of a handsome sandstone Category-B listed property, set behind charming arrow-head railings, the flat is beautifully-presented throughout; enjoying a wonderfully airy atmosphere created by generously proportioned rooms with high ceilings. Well-retained period features include original sash-and-case windows, decorative ceiling cornicing and stripped hardwood flooring. On opening the inviting royal blue front door, enhanced by an attractive fanlight, you step into a practical vestibule leading through to an airy neutrally-toned hallway housing a deep store cupboard. Accessed from the hall is an elegant living room lit by large shuttered double windows and enjoying bold, sympathetically authentic décor, supplemented by an ornate ceiling rose and cornicing. This generous, yet homely room is arranged around a characterful working fireplace set into a cast iron and timber surround, whilst classic recessed shelving provides useful storage. Located to the rear of the property, and enjoying a sunny south-facing aspect, is a wonderfully spacious dining kitchen with direct garden access. Perfect for socialising with guests, the kitchen is arranged around a central area with space for a six-seater dining table. Superbly well-appointed, the room is fitted with an extensive selection of quality timber cabinets, paired with natural wood worktops, stylish metro wall tiling and charming checkered floor tiling. Fantastically well-equipped, the kitchen is integrated with a dishwasher, an eye-level double oven and a 5-ring gas hob, accompanied by a stainless steel splashback and a chimney-style cooker hood. The room also features a freestanding tall fridge freezer and a washing machine, and a traditional clothes pulley. The property boasts two large, tranquilly-toned double bedrooms. One bedroom benefits from all-day sun via a shuttered garden-facing window and is finished with a chic feature wall, whilst the second bedroom is currently fitted with a platform bed. Completing the accommodation on offer is an aqua-toned shower room, replete with a WC-suite, a shower enclosure and a towel radiator, plus a handy box room ideal for additional storage or use as a home study. Externally, the flat enjoys access to a substantial south-facing communal garden incorporating a lawn bordered by established plant beds and mature trees. On-street permit parking (Zone 7) can be found on West Newington Place. Gas central heating and partial double glazing ensure a warm, energy-efficient climate all year round. EPC Rating - C. Extras: All fitted floor and window coverings, light fittings and kitchen appliances/goods to be included in the sale.

Total Floor Area	89 m2
Energy rating	C