36 Ashley Drive, Edinburgh, EH11 1RP

The property

Scarcely available in this highly desirable location, this 3-bedroomed end-terraced 1930’s villa is an ideal family home. The property offers flexible accommodation (80 sqm) over two floors and even has potential for extension (subject to necessary consents) and although well cared for, has scope for further improvements. There is a porch, hallway and a very comfortable bay-windowed sitting room featuring a fireplace with fuel-effect gas fire (SUITABLE FOR USE AS THE THIRD BEDROOM). It has a dining room boasting patio doors opening onto the rear garden and there is a separate kitchen fitted with ample perfectly serviceable cabinets and worktops. Upstairs are 2 double bedrooms (one with fitted wardrobes) and a bright, modern shower room. A small attic store room has been created. Gas central heating is complemented by UPVC double glazing. There is a hedged garden to the front incorporating a paviour driveway leading to the adjoining garage. A fully enclosed rear garden is mostly laid to lawn and provides a sunny patio and timber shed. Ashley Drive is a pleasant street which is a very short walk away from the landscaped Union Canal and Harrison Park. Right on the boundary with Polwarth and Craiglockhart, Shandon is a short distance to the south west of Edinburgh's city centre. There is a variety of amenities within the vicinity including excellent schools, shops and recreational facilities. Further shopping including Edinburgh West Retail Park at Chesser. Recreational facilities include Harrison Park, the Union Canal with direct access to the cycle network, Craiglockhart Sports Centre and Fountain Park with its multiplex cinema, bars and restaurants. The property is only a short distance from Haymarket and Slateford train stations and regular public transport runs to and from the city centre. The city bypass is also easily accessible providing good links to the M8 and M9 motorway networks. Extras The sale price includes all floor coverings, blinds and kitchen appliances. Valuation The property has been valued by surveyors at £450,000. The Home Report is available via the ESPC website. Council Tax and Energy Performance certificate. The EPC rating is E and it lies in Council Tax band E. Viewing Viewing is by appointment with the Agent - telephone 0131 229 3399 (or 0759 58 20611 out with office hours).

Total Floor Area	80 m2
Energy rating	E