4B, Ettrick Road, Merchiston, Edinburgh, EH10 5BJ

Closing date set Tuesday 30th April at 12 noon. Grand ground floor conversion of a distinctive C-listed building, boasting wonderful sweeping private gardens with lots of privacy and the added bonus of a south-west facing aspect to rear. Ettrick Road is a particularly sought after street within this area, offering a peaceful, leafy setting from where you can easily reach good transport links and amenities. Viewing is essential to appreciate the great feeling of light and space within this lovely home, forming part of a Baronial style building dating from the 1870's. The house is very well screened from the road. set beyond a private front garden with large lawn and mature trees, which continues around the side of the house. Fabulous period features in the formal living room include a triple window formation to front fitted with working shutters, a tall mantelpiece and decorative plasterwork to the ceiling. Facing out across the rear garden is a spacious open plan public room with space for relaxation, dining and entertaining, including a well fitted kitchen area offering plenty of storage facilities. This room also features cornicework and window shutters. There are two bedrooms, each benefiting from built-in storage space, modern fittings in both the shower-room and wetroom, a handy utlity room and WC. Very private and exceptionally spacious grounds to the rear faces south-west ensuring maximum sunlight. This area comprises a sweeping lawn, patio area for sitting out a shed and a greenhouse.



• Triple window living room with mantelpiece

• Large family/dining room open to kitchen

• Two bedrooms with built-in storage

• Utility room

• Shower-room

• Wetroom

• WC

• Entrance vestibule

• Hallway with deep store cubpoard

• Gas central heating

• Partial double glazing

• Wonderful private gardens

• Driveway



The curtains, blinds, hob and oven, fridge freezer, dishwasher, washier/drier, garden furniture (except the parasol) and the ceiling light fittings will be included in the sale of the property. EPC E.