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Delightful 2 bedroom first floor flat with lovely private garden

  • 2 Bedrooms
  • 1 Public Room
  • 1 Bath/Shower Room
  • Private Garden
  • Unrestricted Parking Nearby
  • EPC Rating C

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Located in the desirable residential area of Trinity this bright and well proportioned first floor flat lies within easy reach of the City Centre. The property forms part of a quiet cul-de-sac and benefits from a delightful enclosed private garden. The interior of the property has been upgraded and modernised and offers well laid out accommodation in excellent order throughout. The property also has the necessary warrants in place for a two bedroom and WC attic conversion to create a double upper property.

The accommodation comprises - hall with storage cupboard; sitting/dining room; kitchen fitted with base and wall mounted units; two double bedrooms and bathroom fitted with a modern three piece suite. 


The property lies in the affluent and established district of Trinity Edinburgh about 2 miles from the city centre, close to the Firth of Forth.  This is a high amenity district with pleasant leafy streets and a fine local park with tennis courts and an active bowling club, local shopping at Goldenacre and a Morrisons, Waitrose, Sainsbury's and Asda supermarkets in Ferry Road, Comely Bank, Craigleith and Newhaven respectively.  The Royal Botanic Gardens are also within easy reach.  The cosmopolitan waterfront in Leith, Newhaven Harbour, Ocean Terminal shopping and leisure centres are in easy driving distance and there is good road access both to the east and west with a bus stop directly on Ferry Road near the property.  Further more specialised shopping including coffee shops, bars and restaurants, are available in nearby cosmopolitan Stockbridge.  Excellent schooling is represented in the state and private sector. 


The sunny private garden is reached by way of a communal path to the rear of the property. It is mainly laid to lawn with a patio area, large and small garden shed and enclosed with quality timber fencing (installed in 2018).


On street there is ample unrestricted parking.

Fixtures and Fittings

All fitted carpets; bedroom and kitchen roller blinds; sitting room curtain pole; light fittings (excluding sitting room pendant), hob, oven, extractor hood, dishwasher, and washing machine are included in the sale price. The play house in the garden, and master bedroom wardrobes are available by separate negotiation. The sitting room corner shelf unit by the window, hall shelf/cupboard unit, hall shoe cabinet, bedroom wall shelves and desk in double bedroom 2 are not included in the sale price. 


The property is heated by gas central heating with a Nest thermostat and there is full double glazing.

Interested parties are advised to request their own solicitor to note interest with us as soon as possible after viewing. The Seller shall not be bound to accept the highest or any offer. These particulars do not form part of any contract and the statements or plans contained herein are not warranted nor to scale. Approximate measurements have been taken by sonic device at the widest point. Services and appliances have not been tested for efficiency or safety and no warranty is given as to their compliance with any Regulations. Only offers using the Combined Standard Clauses will be considered. Offers received not using these clauses will be responded to by deletion of the non-standard Clause and replaced with the Combined Standard Clauses.

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Simpson & Marwick is the trading name of the Residential Property Division of Clyde & Co (Scotland) LLP, a limited liability partnership registered in Scotland under number SO305618 and with its registered office at Albany House, 58 Albany Street, Edinburgh, EH1 3QR, United Kingdom. Clyde & Co (Scotland) LLP is authorised and regulated by the Law Society of Scotland and uses the word "partner" to refer to a member of the LLP, or an employee or consultant with equivalent standing and qualifications. A list of members is available at:clydeco.com.