3/3 Guardianswood, Edinburgh, EH12 6PG

The property

Most impressive first floor flat forming part of a popular modern development in sought-after residential area only 2 miles from City Centre. The accommodation comprises: well-maintained shared entranceway, hall with good storage through a double cupboard also housing the water tanks, delightful lounge/diningroom which has lovely views over the beautifully-maintained communal grounds and a door leading to the kitchen which has space for a small breakfasting table and chairs. The kitchen is fitted with a wealth of wall and base units housing the usual appliances. The double bedroom can easily accommodate a bed with two bedside cabinets, and has good storage comprising a double mirrored-door wardrobe housing shelving and hanging rails. The accommodation is completed by a bathroom with three-piece white suite comprising a bath with overbath shower, a w.c. and washhand basin. Guardianswood is a lovely little development located off Ellersly Road in Murrayfield, one of the city’s most highly-regarded residential locations. The property is only two miles from the City Centre enabling potential purchasers to enjoy the wealth of departmental and designer stores located there, including Harvey Nichols and Jenners, in addition to many smaller specialist retailers. There are some local shops providing for everyday requirements on the main road through Murrayfield. The renowned financial and business districts of the City Centre are also easily reached and aside from the property’s superb location, the surrounding areas of Corstorphine and Craigleith provide excellent shopping facilities including a choice of superstores at the Gyle Shopping Centre and a large Sainsbury superstore and many other High Street stores at the Craigleith Retail Park. Sporting and recreational facilities in the area include the home of Scottish Rugby at Murrayfield Stadium, Edinburgh Zoo, Murrayfield Tennis Club, the David Lloyd Tennis and Health Club along Glasgow Road, and the challenging Ravelston and Murrayfield golf courses. The flat is within the catchment area for excellent state schools and is easily-accessible for The Mary Erskine School, St George’s School for Girls, and Stewart’s Melville Co-educational School close by. The stylish flat is presented to the market in walk-in condition with many extras offered including all fitted carpets, curtains and blinds, and all the kitchen appliances which comprise a hob, oven, washing machine and fridge/freezer. Double glazing and electric heating ensure comfort and economy. The flat also benefits from beautifully-maintained communal grounds, the maintenance of the gardens undertaken by the Factors, Your Place, whose charges also include cleaning and maintenance of the communal stairways. There is a private allocated parking space and also visitors parking spaces in the grounds. IN CONCLUSION This is a lovely one-bedroom flat which is likely to attract substantial interest from young professionals or from those wishing to downsize from a larger property to an easily-maintained flat. The property will also be of interest to any investor wishing an excellent letting property and we therefore recommend an early viewing to fully appreciate the property we are now delighted to bring to the market.

Total Floor Area	42 m2
Energy rating	C