9 East Fettes Avenue, Edinburgh, EH4 1DN

Porch Entrance

A partially glazed panelled front door with glass side and overhead panels opens into a porch area for growing plants and leading to the solid panelled door to the

Entrance Vestibule

This area has the benefit of original quarry tiled flooring and has a door to the garden passage and the door to the reception hall is half glazed with decorative stained glass panels. This area is well lit by the cupola above.

Reception Hall

A welcoming entrance to this fine property with the handsome staircase leading to the upper floor ahead. There is a recess with coat hooks and the hall has vinyl tiled flooring and a plain cornice. Large radiator. Two power points. Under stairs storage cupboard.

Lounge

6.2 m X 5.95 m / 20'4" X 19'6"

An exceptional bay windowed public room of excellent proportion, the focal point being the fireplace with a wooden carved mantle with fireplace below with ornamental tiling housing a coal effect gas fire. This room has the benefit of delicate and refined well preserved cornice work and picture rail and there is a large walk-in under stairs storage cupboard and a further shallow shelved cupboard. The lounge has two wall lights and a centre light fitting. Telephone point. Carpet, curtains and blinds. Eight power points. Period servant call bells on either side of fireplace (no longer connected to bells).

Dining Room

4.5 m X 3.4 m / 14'9" X 11'2"

Quietly situated to the rear of the property this informal family room has a French door leading to the veranda and to the rear enclosed garden. There is a wooden mantle with fireplace and painted tiles. Polished wooden floor. Recess with shelving and cupboard below. Plain cornice. Radiator. Six power points. Open plan to

Kitchen

5.2 m X 2.8 m / 17'1" X 9'2"

A well fitted and spacious kitchen with good natural light from the window looking to the veranda. There are ample wall and base units and worktops, stainless steel sink unit and drainer. Eleven power points plus appliance points. There is a five ring gas hob with double electric oven and the Bosch dishwasher is located here. Access to a large walk-in larder cupboard with shelving and pulley. Door from the kitchen leads to

Utility Room

3.35 m X 2.1 m / 11'0" X 6'11"

This area has the benefit of a Belfast sink and window looking to the rear garden. Pulley. Zanussi dishwasher, Indesit dryer and freezer. Four power points plus appliance points. Radiator. There is a door to the garden from this area.

Boiler Room

This houses the Worcester boiler and has the hot tank, shelving and light from the skylight above. Control for the heating system.

Downstairs WC

With window to the side. A curved staircase leads to the upper floor with carved wooden balusters and handrail. Carpet and brass carpet rods included.

Drawing Room

6.15 m X 6 m / 20'2" X 19'8"

An exceptional room of elegant proportions, again with delicate well preserved cornice work and a large bay window with secondary glazing. Period fireplace with mantle and curved canopy above. This houses the coal effect gas fire with tiled surround and hearth. There is a centre light and rose. Radiator. Two wall lights. Carpets, curtains and blinds. Period servant call bells still in place within room (no longer connected to bells).

Double Bedroom 1

4.5 m X 3.45 m / 14'9" X 11'4"

A well-proportioned double bedroom located to the rear with wall cupboard. Plain cornice. Centre light. Carpet and curtains. Radiator. Six power points.

Double Bedroom 2

4.5 m X 2.75 m / 14'9" X 9'0"

Also quietly located to the rear with wall cupboard. Radiator. Carpet and curtains. Wooden mantle with iron grate below and tiled surround. Plain cornice. Ceiling light. Six power points.

Shower Room

2.5 m X 1.8 m / 8'2" X 5'11"

This comprises a shower with shower chair within a compartment, a WC with high level cistern and a wash hand basin. Original chrome towel rail. Plain cornice. Frosted glass window. Bathroom cabinet. Centre light fitting.

Staircase to the Upper Floor

With carved wooden balusters and good natural light from the cupola above. Stair carpet and brass carpet rods included.

Top Floor Landing

This is carpeted and has two power points. Two cupboards annexed, one housing the water tank with one power point and a further cupboard with shelving.

Double Bedroom 3

6.2 m X 4.1 m / 20'4" X 13'5"

This room faces the front and has the advantage of panoramic views. There is an open fireplace with wooden mantle and tiled surround. Coomb ceiling with plain cornice. Radiator. Six power points. Carpet and curtains. A special feature of this room is the French door to the balcony which has the benefit of decking and from where views can be enjoyed in a westerly direction.

Bedroom 4

3.95 m X 2.75 m / 13'0" X 9'0"

From this room delightful views of the garden and towards Inverleith Park can be enjoyed. There is a fireplace with a decorative tiled inset and wooden mantle. Carpet and curtains. Plain cornice. Ceiling light. Four power points.

Bathroom/Shower Room

3.9 m X 3.5 m / 12'10" X 11'6"

With windows to the rear of the property this is fitted with a bath, Mira shower in a shower compartment, WC and wash hand basin. Heated towel rail. Radiator. Centre light fitting. The bathroom is partially tiled for ease of maintenance.

Gardens

The front garden has a double wrought iron gate and provides parking on the paved area. There is, in addition, a border with mature shrubs and plants providing interest and colour at all times of the year. The rear garden is delightful and has been imaginatively planted with an area of lawn, mature trees, and easily maintained perennial shrubs and herbaceous plants. The garden is enclosed and ideal for children and pets. There is a pond and the trees within this area comprise a willow and fruit trees as well as climbing roses and many spring flowers. There is a useful work shed included and to the rear of the property is a veranda area where there is ample space for sitting. The garden passage at the side of the property enters directly from the entrance vestibule and this area has power and light and space for storing garden tools and other items for the garden.