46 Temple Park Crescent, Edinburgh, EH11 1HX

The property

*FIXED PRICE 5K UNDER VALUATION* Drummond Miller are delighted to present this seldom-available, spacious Victorian two-bedroom main door ground floor flat located within the sought-after, established residential area of Polwarth. This is an ideal City Centre home or equally an excellent letting opportunity with a likely yield of £1200 pcm. In true walk-in condition, the spacious property has been tastefully upgraded and decorated throughout and boasts many charming period features including a delightful fireplace, solid wood panelled doors, high ceilings and ornate cornicing. The flat forms part of a substantial stone-built tenement dating back to around 1898 and enjoys the advantage of its own private garden entrance. The recent internal reconfiguration has created an enhanced and more versatile layout (77 sqm). The living room boasts French doors which give direct access out to the rear garden. The refitted kitchen has integrated appliances, Belfast sink and space for a dining table set. The large main bedroom benefits from a versatile dressing room/nursery off. There is also a second double bedroom, bright study, and a modern internal bathroom/shower. The flat benefits from gas central heating and double glazing throughout, some of which was upgraded in 2022. Internal viewing is essential to fully appreciate the bright and well-proportioned accommodation on offer There is a small private walled front garden that enjoys morning/afternoon sunshine, while the communal rear garden enjoys afternoon/evening sunshine. Zone 03A on-street parking for residents is provided in and around Temple Park Crescent. The property enjoys a sunny south-facing position in a popular canal side crescent and benefits from the tranquillity afforded by its location backing on to the canal. Excellent public transport links can be accessed with ease from the property. Polwarth is a mainly residential area bounded by Bruntsfield and Merchiston, Gorgie and Dalry, Fountainbridge and Craiglockhart. Temple Park Crescent is located near Harrison Park, Fountain Park leisure park, university complexes and the attractive Union Canal/cycle route/jogging path. It is a comfortable stroll away from Tollcross (Edinburgh's new financial/exchange sector) and many West End attractions. Haymarket Rail Station is also close by, and excellent bus services operate. A Sainsbury's store and other local shops are available in the immediate vicinity whilst major Princes Street stores are only 1.5 miles away. The apartment has a mortgage valuation of £350,000 and the Home Report is available from the ESPC web site. It lies in Council Tax band D and has a C rated Energy performance Certificate. To view telephone Agent 0131 229 3399 (07595 820611 out with office hours).

Total Floor Area	77 m2
Energy rating	C