45 2F1, Merchiston Crescent, Edinburgh, EH10 5AH

Impeccably Presented Three Bed Second Floor Flat in Prestigious Merchiston in catchment for Excellent Schools

This beautifully upgraded property has a wealth of period features married with contemporary kitchen & bathroom fittings and muted decorative finishes. There is superb, spacious living & entertaining space in the kitchen/dining room & sitting room, three double bedrooms, a contemporary bathroom and a handy utility room, together with a well maintained sunny communal garden & easy permit parking. Ideal for professionals, downsizers or a young family, being in the catchment for the well-renowned Bruntsfield Primary & Boroughmuir High Schools. Located in a quiet spot but with all the amazing amenities of Bruntsfield & Morningside a stone’s throw away, together with great transport links into the city centre, this is a perfect home in a splendid location.

Welcoming, open U-shaped hallway with an abundance of storage

Stunning bay windowed sitting room with outlook over the tree lined streets and amazing views over to Fife, open Edinburgh press, feature fireplace & door to boxroom

Large kitchen/dining room with original larder cupboard, wide range of shaker style fitted units, open shelving, wooden worktops, an Aga range cooker, appliances & feature herringbone tiling together with space for a large dining table & seating

Utility room with further range of shaker style units, washing machine, dishwasher & combi boiler

Sizeable principal bedroom with twin windows

Two further good-sized double bedrooms, one with fitted wardrobes

Updated family bathroom with bath with rainfall shower head & hand-held shower attachment, wooden vanity sink unit with twin sinks, wc, herringbone tiling & heated towel rail

Boxroom with flexible use as extra storage or a study

Gas central heating from combi boiler located in the utility room

Wealth of period features including some stripped wood floors, cornicing, ceiling roses & traditional timber sash & case windows (some of which have secondary glazing)

Well maintained stair with annual roof checks, stair cleaning & gardening

Expansive lawned communal rear garden surrounded by flower borders, shrubs & trees

Residents’ permit parking in the street

Merchiston is a highly desirable residential suburb to the southwest of the city centre, popular with families & young professionals. The property is walking distance to Morningside & Bruntsfield which offer a wide range of supermarkets (including Tesco, Waitrose and M&S Simply Food), independent retailers, speciality food stores, coffee shops, bars & restaurants. There are superb amenities within a few minutes’ walk, including a library, the very popular independent Dominion Cinema & Church Hill Theatre, together with a good range of gyms/leisure facilities & golf courses just a short drive away. The property is also well placed for lots of walks and open spaces including Harrison Park, the Union Canal, Bruntsfield Links & the Meadows. Local schooling is well-renowned and the property is in the catchment for Bruntsfield & St Peters RC Primary Schools and Boroughmuir High School, and is walking distance to George Watsons. Edinburgh Napier University is also in the vicinity. There is easy access into the city centre via the numerous bus services, and out of town to the city bypass and the motorway network beyond.