19/1, Eglinton Crescent, West End, Edinburgh, EH12 5BY

Entrance / Stair
A characterful, well maintained entrance to this elegant Victorian townhouse with beautiful wood carved features leading up to first floor entrance.

Drawing Room
A uniquely bright and spacious drawing room with large original feature fireplace, bowed bay window with stone balustrade. The perfect south-east facing space overlooking manicured gardens and views to St Mary's Cathedral and the Pentland Hills.

Dining Area
A large dining area off the main entrance hallway and via glazed doors from the drawing room, this is an ideal space for entertaining friends. With two carved timber pillars matching the grand front door, a wow-factor unique to this property.

Kitchen
A bright and modern kitchen with large quartz-style work top and plenty of cupboard space and integrated units. Modern lighting provides a stylish contemporary touch to this elegant period property.

Bedroom 1
The largest of two beautiful bedrooms, with original feature fireplace and a modern en-suite shower room, this room overlooks quiet and tranquil gardens to the rear of the property with two large sash and case windows providing lots of natural light.

Bedroom 2
A spacious double bedroom with built-in wooden wardrobes and exquisite, original ceiling plaster design and cornice.

Study/Playroom/Cinema Room
A unique additional living space with magnificent views to gardens at the rear of the property. This space would make an excellent work-from-home office, children's playroom/cinema room or occasional third bedroom.

Bathroom
A bright and modern tiled bathroom with three-piece-suite including large walk-in shower.

Central Gardens
A private residents beautifully maintained garden is situated directly in front of the property and provides lovely green space throughout the year. With enclosed lawn and mature trees and shrubs and a play area at eastern end it provides a perfect tranquil escape and picnic spot during warmer months. Access available to local residents at modest annual fee.

About the West End
Eglinton Crescent is a prestigious address in the heart of Edinburgh's West End. The property is easy walking distance to the shops at Shandwick Place, St Mary's Cathedral, Haymarket Station, Princes Street and the exciting new £350m development at Haymarket, described as a vibrant oasis in the city centre, including designer shops, bars, cafes and restaurants.

The property is within walking distance of the main financial district and just minutes to main bus and tram stops with easy access to the airport.

The West End is also easy access to the city's best private schools including Erskine Stewart's Melville, The Edinburgh Academy, George Heriot's, George Watson's College and Fettes College. Belford Sports Club and Drumsheugh Swimming Baths are in easy reach as are many local galleries and St Mary's Cathedral.

Additional Information
EPC Rating: F
Council Tax Band: G
Electric storage heating
There is no garden access to the rear of the property - access to the private resident's garden to the front requires payment of a modest annual fee.

Included Items
All carpets, light fittings, curtains and blinds are included. All integrated kitchen appliances are included in the sale.
Most furniture is available to purchase by separate negotiation.

TERMS & CONDITIONS OF SALE
NOTES OF INTEREST should be made via a solicitor, as soon as possible, to ensure interested parties are informed in the event of a closing date being set for the receipt of offers. Only formal offers made by a solicitor will be considered. All offers and notes of interest should be sent to . The seller is not bound to accept the highest, or any offer.

DISCLAIMER All sales particulars and listing information published by Ativa Property Ltd relating to this property do not form part of any contract with a prospective buyer. All statements and measurements contained herein are believed to be correct but are not warranted or guaranteed. Purchasers must satisfy themselves as to the accuracy by inspection or otherwise. No guarantee is given as to the working conditions of any appliances, nor that the property meets all current legal specifications. The photographs, video and floorplan shown belong solely to Ativa Property Ltd. It should not be assumed that the property has all required planning, building regulation or other legal consents.

All Scottish homes require a smoke alarm to be installed in the room most frequently used for living purposes and in every circulation space on each floor. A heat alarm also needs to be installed in each kitchen. The alarms need to be ceiling mounted and interlinked. Where there is a carbon-fuelled appliance such as a boiler, open fire or wood burner, a carbon monoxide detector is also required. These requirements and any existing equipment has not been assessed or tested for this property and it is the purchasers responsibility to confirm that the property will comply with these standards following a change of ownership.

UK ANTI-MONEY LAUNDERING LEGISLATION requires that all offers to purchase a property either on a cash basis, or subject to mortgage, require the buyer to show satisfactory evidence of their source of funds and proof of their identity and address to the selling agent, Ativa Property Ltd. This is required via original or certified documents.