80 2F1 Leamington Terrace, EDINBURGH, EH10 4JU

The property

This well presented three bedroom and a box room, live HMO licensed, second floor flat forms part of a traditional Victorian tenement and is situated in the highly sought after residential area of Bruntsfield. Offering bright and generously proportioned accommodation, complemented by high ceilings and decorative cornicing. Internally, the accommodation comprises a welcoming entrance hall offering access to all rooms; bright and exceptionally spacious living room, set to the front, featuring decorative cornicing, ceiling rose, feature fire with surround, an open shelved press, and a deep recessed window which provides an abundance of natural light; modern dining kitchen fitted with a range of floor and wall mounted units incorporating integrated four burner gas hob, gas oven and grill, extractor hood and stainless steel sink and drainer. There is ample space for dining and a window overlooking the rear. The generous master bedroom provides ample space for freestanding furniture and a window overlooking the rear. There are two further double bedrooms, each with space for freestanding furniture and windows to the front, and a box room offering ideal space for an office or study. Set to the rear, the bathroom, which is partially tiled and fitted with linoleum flooring, features a white three-piece suite with shower over the bath. Externally to the rear of the property is a well maintained shared garden which is mostly laid to lawn with some mature shrubbery. The property benefits from gas central heating throughout, combination timber sash and casement and double glazed windows and ample zoned residential parking on street. Early viewing is highly recommended to fully appreciate the property on offer. The highly desirable area of Bruntsfield, lies approximately one mile to the south of Edinburgh's city centre and is ideally positioned for families, professionals, and students alike. It offers an excellent array of amenities including fashionable bars, popular restaurants, banks and convenience along with further excellent shopping in nearby Church Hill and Morningside, which boasts one of the city's two Waitrose supermarkets, the Dominion multi-screen cinema, and the Church Hill Theatre. Schooling is well catered for in the private and state sector with Bruntsfield Primary School, Boroughmuir High School, Edinburgh University and Napier University. Recreational spaces include the Meadows which has excellent tennis courts and Bruntsfield Links which has a pitch and putt and peaceful walkways are provided along the Union Canal. Edinburgh city centre can be reached on foot in under 15 minutes and there is an excellent range of bus services on both Gilmore Place and Bruntsfield Place. (Longest & Widest) Living Room - 20'2" x 11'9" Dining Kitchen - 18'0" x 9'10" Bathroom - 11'6" x 6'8" Master Bedroom - 14'4" x 10'1" Bedroom 2 - 16'0" x 8'10" Bedroom 3 - 11'0" x 7'10" Box Room - 10'11" x 4'5" All fitted floor coverings, light fittings, curtains, poles and white goods are included in the sale. To request a copy of the Home Report please email prop@l-a.scot. All interested parties are advised to view the Home Report prior to viewing the property. The property has a Council Tax Band E. The property has an Energy Rating Category C. Tenure: Ownership Viewings are strictly by appointment. To arrange a viewing, please call 01506 822 727 or email prop@l-a.scot. & ANDERSON LLP 2 MARKET STREET BO'NESS EH51 9AD TEL: 01506 822727 FAX: 01506 828066 Prospective purchasers are advised to have their interest noted through their Solicitor as soon as possible in the event of an early closing date being set for the receipt of Offers. The seller reserves the right to accept an Offer without referral to any note of interest. These presents are believed to be correct but no representations are made and they do not form part of any contract. The floor plan and measurements are indications only and should not be depended upon. Offerers must satisfy themselves as to their accuracy. Please note that the systems/services referred to have not been tested by our clients or their agents and no warranty will be given as to their condition.