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"***CLOSING DATE SET, WEDNESDAY 16TH JULY AT 12PM***

Beside Bruntsfield Links, lies this charming three bedroom, 102.4sqm, raised ground floor main door flat with sunny south west communal garden and a multitude of original features.




Entranced by private main door, accommodation comprises; entrance vestibule, leading into the hallway with the benefit of two storage cupboards; bay windowed sitting room with a variety of original features including ornate cornicing and ruling, intricate centre rose, Edinburgh press and a feature fireplace with mantel, as well as possessing a large bay window allowing plenty of natural light to penetrate the room; generously sized kitchen, with fitted base and wall units, tiled splashback and flooring, along with a range of integrated appliances namely a fridge freezer, electric oven and hob, with French doors leading out to the communal garden; master bedroom with Edinburgh press and ornate cornicing; tiled en suite shower room situated off of, comprising WC and basin, wall mounted mirrored cabinet located above, as well as an enclosed shower vestibule with glass screen; additional double bedroom with plenty of space for freestanding furniture and a feature fireplace; a third double bedroom with the potential to be utilised as a bedroom, or a home office study; finally, a three piece bathroom completes the accommodation with shower over bath, WC and basin with vanity unit, alongside a wall mounted mirrored cabinet.

Additionally, a south west facing communal garden with seating area can be found to the rear, accessed via the French doors situated in the kitchen and benefiting from an excellent amount of sunshine. The property further benefits from permit holder parking Zone 8 , which can be found outside the property and on surrounding streets.

Bruntsfield is a vibrant area renowned for its boutique shops, artisan cafes and restaurants as well as famous bakeries, butchers, organic green grocers and art shops. There are convenience stores, including a Tesco Metro, M&S Simply Food and Waitrose supermarket, further afield, at Morningside Road. Recreational facilities include The Kings and Churchill Theatres, The Dominion and Cameo cinemas and Warrender Swim Centre. Fountain Park, situated under half a mile away, offers a gym, a multiscreen cinema and bowling alley, together with a collection of eateries. Bruntsfield Links and The Meadows are ideal for cycling, walking and running. These open parklands also provide a convenient route to Edinburgh University, The Old Town and the City Centre. The Union Canal provides a great route for cyclists and walkers in and out of Edinburgh. Regular buses operate from Bruntsfield into the City Centre and other areas of Edinburgh. Haymarket Station is less than a twenty minute walk away. Motorists can use the A702 Bruntsfield Place to connect to the City Bypass, motorway network and the Queensferry Crossing. Additionally, this property falls into the catchment area for a range of local schools, namely Bruntsfield Primary School, St Thomas of Aquin s RC High School and Boroughmuir High School.

All window furnishings curtains, curtain poles, blinds etc , floor coverings, light fixtures, and appliances both integrated and free standing are included in the sale. No warranties or guarantees will be provided.

Under the HMRC Anti Money Laundering legislation, all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds and required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.

EPC D
Council Tax E £2788.09 inclusive of water and sewage* *based on 2025 2026 tax year The City of Edinburgh Council
Tenure Freehold Electricity Supply Mains connection The consumer unit meter is located in the entrance hall cupboard.
Water Supply Scottish Water
Sewerage Scottish Water
Heating Gas fired central heating system to steel panelled radiators. The boiler is located within the kitchen.
Broadband 1000 MBPS Potential download speed
Mobile Signal Coverage Full 4G and potential 5G outdoor coverage
Parking On street permit and pay and display parking is available on Viewforth and surrounding streets under zone 8 Permits obtained upon application to The City of Edinburgh Council and payment of fees

All statements contained herein are believed to be correct but are not guaranteed and interested parties must satisfy themselves as to their accuracy.

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