42 Learmonth Grove, Edinburgh, EH4 1BN

The property

Incorporating a double bedroom, a multi-purpose box room, generous proportions, and a wealth of period features, plus access to a lovely shared garden, this traditional first-floor flat is situated in desirable Comely Bank. Although a well-loved and well-maintained home over the years, the flat offers its new owners an excellent opportunity for modernisation and upgrading. The flat is approached via a secure entry system and a shared stairwell to the first floor, where a hallway welcomes you inside and houses two built-in storage cupboards. Leading off the hall and situated to the front of the property is an impressive living room. Extended by a large southwest- facing bay window, allowing afternoon sun to stream in, this wonderfully bright and spacious reception area occupies a generous footprint, therefore allowing for endless furniture configurations. The room is filled with an array of delightful period features, including intricate cornices, a ceiling rose, a picture rail, panelled window surrounds and a homely fireplace flanked by an Edinburgh Press. At the opposite end of the hall, an equally appealing dining kitchen awaits. Incorporating a pantry cupboard, a handy clothes pulley and a fireplace, the space is fitted with a selection of classically- styled wall and base cabinets framed by workspace and splashback tiling. An eye-level electric double oven and grill, a gas hob, and an extractor fan are integrated, whilst provision is made for freestanding appliances. The flat accommodates a well-proportioned double bedroom and a multi- purpose box room. The bedroom provides plenty of space for furniture and the box room would lend itself to a variety of uses, such as an occasional bedroom, a nursery or a home office. Finally, the bright bathroom comprises a bathtub with a wall-mounted shower, a pedestal basin, a toilet and a mirrored, wall-mounted vanity cabinet. Gas central heating and double glazing ensure year-round comfort and efficiency. Externally, the flat enjoys access to a well-maintained shared rear garden. Controlled parking on Learmonth Grove falls under Zone N3. EPC Rating - C. Extras: All fitted floor and window coverings, light fittings, and integrated appliances to be included in the sale. Comely Bank, Edinburgh The sought-after area of Comely Bank enjoys an ideal location next to the vibrant and fashionable Stockbridge Village, and within walking distance of the West End and the city centre. Stockbridge promises a wealth of amenities including boutiques, galleries, independent shops, bookshops, a renowned cheesemonger, fishmonger and butcher, plus a fantastic selection of cafes, restaurants and pubs. A large Waitrose supermarket is conveniently situated within walking distance of the property. Nearby Craigleith Retail Park provides more extensive shopping with a wide variety of high-street stores, plus a Sainsbury's supermarket. Enjoying the outdoors couldn't be easier with Inverleith Park, Dean Gardens and the Royal Botanic Garden all close by an oasis of green making it seem almost impossible to be so close to the city centre. A leisurely stroll or cycle along the beautiful Water of Leith walkway makes the perfect escape from the day's hustle and bustle. For the active type, Glenogle Swim Centre offers beautifully restored Victorian swimming baths, a state-of-the-art gym and fitness classes. The Grange club on the edge of Inverleith Park boasts tennis, hockey, squash and cricket. The area is well-served by regular bus services to the city centre and beyond. The property falls within the catchment area for Flora Stevenson Primary School and Broughton High School, and is also convenient for several independent schools.