5 Warriston Gardens, Edinburgh, EH3 5NQ

The property

The property offered for sale is a deceptively spacious upper villa flat situated in a cul-de-sac setting in one of Edinburgh’s highly-regarded residential areas. The bright and well-maintained accommodation, which benefits from lovely open views to the front, comprises: a bright vestibule, a lovely welcoming hall, a bay-windowed lounge/diningroom to the front enjoying open views across George Heriot’s playing fields, a modern, well-equipped fitted kitchen which features a fantastic 8-ring Range-style cooker with a central island fitment, a most useful utility room with a door leading out to the balcony (this has views to the Castle) and stairs to the garden, two generously-proportioned double bedrooms and a bathroom with a white three-piece suite including a bath with overbath shower. The property further benefits from gas central heating (a new boiler was installed in 2018), quality double glazing, excellent storage, and permit parking on Warriston Gardens itself. The property also benefits from well-maintained private gardens to the side and rear, the rear garden accessed by a path from the side or from the stairway leading down from the utility room. The rear garden also features a most useful home office, boasting both power and lighting. There is a large attic space which offers superb potential for extension, subject to the usual planning consents. The many extras offered with the sale include all curtains and blinds, and all the quality kitchen and utility room appliances. Some other items may be made available to the successful purchasers by separate negotiation. The surrounding area offers excellent sporting and recreational facilities including the Royal Botanic Gardens, Inverleith Park and many cycle paths on the Water of Leith Walkway, the closest direct access being right at the end of Warriston Gardens. There are many small specialist shops in nearby Goldenacre providing for everyday requirements and for larger shopping there is a Tesco superstore on Broughton Road, a Morrisons on Ferry Road and a Morrisons and an Asda at nearby Newhaven. There are excellent public transport links into the designer shops and department stores in George Street, Princes Street and the St James Quarter in the city centre, and the Ocean Terminal development, which also houses a cinema complex, is also easily accessed at The Shore.

Council Tax Band	E
Total Floor Area	78 m2
Energy rating	D