48a Joppa Road, Edinburgh, EH15 2ET

The property

Not currently mortgageable until wall ties fitted (estimated at £10,000). This deceptively spacious 7-bedroomed/5 bath/shower rooms Victorian house is located just a few minutes’ walk away from the 2-mile beach and affords unobstructed far-reaching views of the Firth of Forth from its top floor. The property is sure to appeal to purchasers of all age groups seeking a character home and who are prepared to carry out extensive modernisation and repairs (which have already been factored into the valuation figure). There is potential for sub division (subject to necessary consents) as others similar within the same terrace have done. The property has a good ceiling height and retains some traditional features including cornicing and a spindled staircase. Extremely flexible accommodation (207 sqm) is arranged over three floors and it was once even used as a guest house. The classic entrance vestibule opens into a hallway which has staircases connecting to both the lower and upper floors. A classic and elegant public room is positioned to the front of the building with a typical bay window formation. Also on the ground floor are 2 bedrooms (one en-suite) plus a shower room featuring a disability shower, wash basin and W.C. Upstairs are four further bedrooms (three en suite and two with sea views) and the bathroom with a skylight. The full-height lower level offers a further bedroom along with an open-plan fitted kitchen/dining room from which modern full-with patio doors open out to the enclosed rear garden. It has gas central heating operated by a modern boiler and a mixture of double glazing. There is a small front garden and walled rear garden which has access to a shared lane. Number 48a is quite literally just a few yards away from the end of the promenade and beach. Joppa Road forms part of the coastal route from Portobello to Musselburgh along which frequent bus services operate (numbers 26 and 41). Edinburgh’s ‘seaside’ is a very popular location being close to attractive open countryside, coastal walk ways and golf courses. The extensive shopping park at Fort Kinnaird, health services, golf courses and modern swim centre are all within very easy reach. The A1 and other major road networks are readily accessible whilst neighbouring Brunstane has a rail station with services into the City Centre (6 miles). There are local schools including Portobello High School. The kitchen appliances are included in the sale price. Valuation The surveyor will value the property for mortgage purposes at £525,000 only once wall ties have been fitted. This figure reflects the requirement for improvements and the Home Report is available via the ESPC web site. The EPC rating is E and it lies in Council Tax band F. Viewing is by appointment with the Agent - telephone 0131 229 3399 (or 0759 58 20611 out with office hours).

Total Floor Area	210 m2
Energy rating	D