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Immaculately presented ground floor 3 bed flat within a popular development located in Barnton

  • 3 Bedrooms
  • 1 Public Room
  • 2 Bath/Shower Rooms
  • Communal Gardens
  • Private Residents' Parking
  • Gas Central Heating
  • EPC Rating C

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3/1 Avenel is an exceptionally well presented 3 bedroom ground floor flat with parking and sits within attractive communal grounds forming part of an exclusive modern development, in the sought after residential area of Cramond. The property offers spacious accommodation and is ideally placed for excellent local amenities and is within easy reach of the city centre and surrounding areas, making this an ideal property for professionals, young families, downsizers and commuters.

Entered by secure entryphone system to a well maintained block the flat comprises - welcoming entrance hall with large storage cupboard and a boiler cupboard with additional storage space; spacious sitting room with attractive electric coal effect fireplace framed by a stone surround and bay window with patio doors which lead out to a west facing patio area; modern fitted dining kitchen with a range of base and wall mounted units with integrated appliances which include: microwave oven, oven, ceramic hob with cooker hood, dishwasher, washing machine/tumble drier and fridge/freezer; master bedroom with generous fitted wardrobes and en suite bathroom with bath, shower, wash hand basin, WC and chrome heated towel rail; 2 further double bedrooms each with fitted wardrobes; the shower room with shower, WC, wash hand basin and chrome heated towel rail completes this well-proportioned flat.


Cramond is an exclusive residential area a few miles to the north west of the city centre. There are excellent local shopping facilities at nearby Barnton which has a Sainsbury's Local, and at Davidson's Mains which has a Tesco Metro. Larger retail stores can be found at The Gyle Shopping Centre where there is a Morrisons and Marks and Spencer and a Sainsbury's and Marks & Spencer can be found at the Craigleith Retail Park.  There is a wide variety of leisure facilities including walks along the River Almond to the village of Cramond itself with the Cramond Beach promenade which is now host to the increasingly popular Boardwalk Beach Club and Park Run close by. There are several excellent local golf courses nearby including The Royal Burgess and Bruntsfield Links, and sailing at Cramond and South Queensferry. The area has excellent bus routes into the city centre, and the city bypass and M8 are within close proximity giving access to the Edinburgh International Airport, the Queensferry Crossing and central motorway network. Excellent schools in both the state and private sectors are easily accessible.


Well maintained west facing patio garden to the front. The property sits within attractive landscape grounds.


Private unallocated residents parking.

Fixtures and Fittings

All fitted carpets, light fittings and integrated appliances are included in the sale price.


The property is heated by gas central heating and has double glazing throughout. There is also a security alarm system.

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.