Palmerston Place, West End, Edinburgh, Midlothian, EH12

A generously proportioned, bright, and spacious ground and garden flat, ideally situated in the highly desirable and sought-after West End of Edinburgh

Description

31 GF Palmerston Place is a generously proportioned, bright, and spacious ground and garden flat, ideally situated in a highly desirable and sought-after location. Occupying the lower two levels of a magnificent Victorian townhouse, the property benefits from both east and west-facing aspects, ensuring an abundance of natural light pours in throughout the day. With elegant proportions and a host of period features, this home beautifully retains much of its original charm. Delightful details such as intricate cornicing, plasterwork, and stunning mantlepieces create a sense of timeless beauty. Offering superb reception spaces spread across both floors and up to five well-sized bedrooms, this property is perfect for family living.

Additionally, it presents the potential to be easily used as two self-contained dwellings, ideal for multi-generational living or rental opportunities.

Upon entering the property through the front door, you are welcomed into a vestibule leading to a spacious entrance hall. The moment you step inside, you’re greeted by a large sitting room, bathed in light from the impressive bay windows. The room exudes warmth with its beautiful cornicing and a charming wooden mantlepiece, creating an inviting space to relax and entertain. At the rear of the ground floor are two well-sized bedrooms, one particularly spacious, which are served by a convenient shower room.

A staircase leads down to the garden level, where the property truly shines with its versatility. The garden level comprises three double bedrooms, a large dining room, one well-appointed kitchen, and one breakfast room, along with plentiful storage options. Bedrooms one and three are particularly generous, both benefiting from large windows that flood the rooms with natural light from the front of the property. The dining room, which is both spacious and welcoming, provides direct access to one of the kitchens, as well as through to the garden, offering a seamless transition between indoor and outdoor living. The breakfast room, located towards the rear of the property, is connected to the rear courtyard and garden via a well-appointed hallway. This floor also features a useful shower room.

Accessed via a shared entrance on the ground floor, the property also boasts its own private entrance on the lower ground floor. This leads to a basement area, which includes two practical under-pavement cellars, one of which is dry-lined and offers excellent storage space, in addition to two further storage rooms, providing ample room for all your belongings.

The flexible layout of the property offers the exciting potential to divide it into two separate dwellings, with minimal effort required—ideal for those seeking a versatile living arrangement without the need for extensive renovations.

Location

Palmerston Place is a broad and handsome street dominated by the impressive St Mary's Cathedral.

Edinburgh's West End tram station(0.5 miles), with access to Edinburgh international airport(6.4 miles) is situated nearby on Shandwick Place.

Haymarket train station(0.5 miles) connecting Edinburgh to London in under five hours, is also a short walk away.

This superb central location enjoys a peaceful setting, yet provides easy access to a wide range of specialist shops, restaurants and wine bars close by in the West End, including Queensferry Street(0.5 miles) and William Street(0.3 miles), as well as Stockbridge(1.1 miles), George Street(0.9 miles) and the City centre(1.1 miles).

The Dean Tennis and Squash Club(0.7 miles) is a short walk away while there are wonderful walks close by along the Water of Leith(0.3 miles) and the open green spaces of Inverleith Park(1.1 miles) and the Royal Botanic Garden(1.5 miles) are also within easy reach.

The property is very well located for excellent local schooling and a number of superb private schools, including Fettes College(1.4 miles), The Edinburgh Academy(1.2 miles), St. George’s and Erskine Stewart Melville Schools(0.7 miles).

Square Footage: 2,937 sq ft



Additional Info

Listing: The property is B listed and lies within the New Town conservation area.

Fixtures and Fittings: All carpets, wardrobes, light fittings,
Integrated kitchen appliances, two fridges, two washing machines, two dish-washing machines, and fitted cabinets in all rooms are included in the sale and are in excellent condition.

Factoring/Shared fees: There are shared responsibilities for roof and drainage costs

In November 2024, significant roof works were carried out, including the complete felt replacement and gutter repairs, all with a 10-year guarantee.