44/2 Learmonth Avenue, Edinburgh, EH4 1HT

The property

Rarely available, this spacious ground floor flat will suit purchasers of all age groups or Buy-to-let investors prepared to undertake further upgrading. Its well-planned internal layout (102 sqm) incorporates generous storage and has modern floor coverings/carpets and neutral decor. There is an extra-large living/dining room benefitting from two windows affording maximum natural light. Also with a window to front, the kitchen/breakfast room has cabinets all round with ample work surfaces and appliances. The master bedroom enjoys the luxury of an en suite shower plus generous in-built wardrobes. There is a further double bedroom and a large single room (able to accommodate a double bed). The internal bathroom has timeless white sanitary ware. The building has an entry system and the development is managed by Trinity (approx £78 pcm including Buildings's Insurance). The flats' £4,000share for the roof repairs currently taking place have already been paid. Gas central heating is operated by a modern Worcester combi boiler and there are original double glazed windows. The property has access to an extensive lawned communal garden which is fully enclosed. Flat 44/2 benefits from an allocated off-street parking bay (number 25) whilst Learmonth Avenue and surrounding streets provide ample zoned parking for resident’s and pay machines. Learmonth Avenue is an extremely quiet street in popular Comely Bank only yards away from a Waitrose supermarket. It is a peaceful residential location close to the New Town and within easy reach of the vibrant West End (10 minute walk) and fashionable George Street nightspots. It directly borders Stockbridge ‘village’ where banks, shops, delicatessens, chemists, wine merchants, numerous cosmopolitan restaurants, coffee shops and bars abound. Local amenities include a library, medical centre, swimming pool, fitness centres, good schools and attractive open amenity ground including InverleithPark and the RoyalBotanic Garden. Several cycle routes and the delightful Water of Leith Walkway offer easy off-road access right across the City. There is a choice of well served bus routes and off-road cycle paths/walkways plus ready access to fast main roads. It is within the catchment area for Flora Stevenson and Broughton High School (and close to private Erskine Stewart’s Melville schools). The property has been valued by surveyors at £350,000 and the Home Report is available from the ESPC web site. It lies in Council Tax band F and has a C-rated Energy Performance Certificate. Viewing is by appointment with the Agent - telephone 0131 229 3399 (or 0759 58 20611 out with office hours). The modern fitted carpets and floor covering, blinds, curtains, oven, hob, hood, integrated fridge and modern washing machine are included in the sale price.

Total Floor Area	102 m2
Energy rating	C