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" A bright, spacious, two-bedroom, fourth-floor (top) flat in move-in condition, located within a modern factored development in Joppa, on the eastern outskirts of Edinburgh. The accommodation consists of a spacious hallway, living room/kitchen with balcony, two double bedrooms, en-suite, bathroom, and attic. The property is served by a passenger lift, with carpeted communal hallways, controlled entry, and private residential parking, at street level and with an allocated car parking space and bicycle store in the underground car park. Additional internal features include high-quality Porcelanosa bathrooms, Karndean flooring in primary rooms, integrated networking and multi-room audio, gas central heating, and double glazing, with ample storage in the form of multiple built-in wardrobes and cupboards. Tait Wynd lies just off Milton Road, with many of the bus services connecting the city centre with East Lothian passing along this route. Access to the dualled section of the A1, the major route to the south, is within a few minutes' drive of the property, with the Edinburgh city bypass a short distance beyond, and Brunstane rail station, which offers a short commute to Edinburgh Waverley, within 200m. Nearby Portobello and Musselburgh offer a wide range of services, shops, banks and restaurants, along with beaches and coastal walks. Locally, there is a good range of nursery, primary, and secondary schools, and at further education level, local institutions include Edinburgh College (formerly Jewel & Esk Valley College), adjacent to Tait Wynd, and the Queen Margaret University campus at Musselburgh.

Hall - 14' 1'' x 8' 2'' (4.29m x 2.50m)
The hall accesses all primary rooms, and has three built-in storage cupboards, with a pair of two-point spotlights, a smoke alarm, attic hatch, and Karndean flooring, which continues throughout all rooms apart from the bathroom and en-suite. The central heating boiler and hot water system are housed in one cupboard, with the washer/dryer in the second, and the third housing components of the audio and home networking system, along with gas and electricity meters and consumer units. TV, audio, telephone, and networking signals are all routed through switching panels herein, allowing easy re-routing and modification throughout the property. The washer/dryer is included in the sale, and the components of the audio system may be available by negotiation. Dimensions indicate the overall length in each arm of the hall, with widths of 1.24m and 1.55m.

Living Room/Kitchen - 20' 0'' x 13' 11'' (6.10m x 4.24m)
The living room, to the rear of the building, has a full-width picture window and door looking over the balcony toward the open countryside of East Lothian. The Karndean flooring continues from the hall, and there are two radiators, a pair of four-point LED spotlights, and in the living area, integrated ceiling loudspeakers connected to the audio system within one of the hall cupboards. Freesat and Freeview TV are provided from a communal dish and aerial system, and the TV may be available by negotiation. The balcony has wood decking and a metal and glass balustrade, and the curtains are included in the sale. The kitchen is laid out in a galley style, with a breakfast bar dividing it from the living area. The fitted units are in a mix of gloss cream and dark wood finishes, with butcher's block-effect worktops, and a 1.5-bowl stainless-steel sink with matching mixer tap. Integrated appliances include a five-ring gas hob inset in the breakfast bar with cooker hood above, a full-height fridge-freezer, dishwasher, and eye-level microwave and oven, with worktop lighting below the central wall units. Dimensions indicate the overall size, including the kitchen and the door recess. The kitchen is 2.54m x 2.14m, including the width of the breakfast bar and the fitted units.

Bedroom One - 15' 3'' x 8' 10'' (4.65m x 2.70m)
To the front, the master bedroom has an en-suite shower room and fitted wardrobes, along with a radiator, a mix of pendant and inset lighting, curtain pole, and Karndean flooring in the same style as other primary rooms. Cabling has been installed within the ceiling to allow for connection of speakers to the integrated audio system. The curtains are excluded from the sale. Length 3.96m to the front of the fitted wardrobes.

En-Suite - 8' 7'' x 4' 10'' (2.61m x 1.47m)
The master en-suite has high-quality Porcelanosa fittings and tiling, in a style matching the bathroom, with a wall-hung washbasin and concealed-cistern WC, and a large built-in shower cubicle with a thermostatic mixer shower and hinged door. The walls are tiled to ceiling height, with contrasting floor tiling, underfloor heating, a chrome heated towel rail, shaver point, extractor fan, and a window to the front. Dimensions include the shower cubicle.

Bedroom Two - 11' 7'' x 8' 11'' (3.53m x 2.72m)
The second double bedroom lies to the front, with Karndean flooring, a built-in wardrobe, radiator, curtain pole, and a pendant light fitting. The children's-style pendant light fitting will be removed, to be replaced with a standard one, and the curtains are excluded from the sale.

Bathroom - 9' 6'' x 4' 11'' (2.89m x 1.51m)
The internal bathroom is fitted with high-quality Porcelanosa fittings and tiling, in a style matching the en-suite, with a wall-hung basin and concealed-cistern WC, and a bath with shower mixer tap fitting. The walls are tiled to ceiling height, with contrasting floor tiling, underfloor heating, a heated towel rail, extractor fan, inset lighting, and a built-in ceiling loudspeaker.

Communal Areas
Internally, the communal areas are carpeted, with lift and stair access to the upper floors, and an entryphone system. Externally, the development has landscaped and paved courtyard areas, with bench seating, planted borders, lawns and shrubbery, along with bin and bicycle storage areas. Entry to the underground car park is at the front of the building, with overground parking spaces in the same area. The property's allocated space in the underground car park has been adapted to include storage for up to four bicycles as well as a car, and there is also communal bicycle storage in the underground area.

Extras
The washer/dryer is included in the sale, and the living room curtains are also included, with those in the bedroom excluded. The pendant light fitting in bedroom two will be replaced. Components of the audio system installed in one of the hall cupboards may be available by negotiation.

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