13a, Chamberlain Road, Edinburgh, EH10 4DJ

Sitting Room
A uniquely bright and spacious, south-facing sitting room with feature fireplace, beautiful original cornice and three-window bay with arched stone architraves. Other period features include recently stripped floorboards and a large original cast iron radiator. Great attention to detail has been given to restore original features such as ensuring all window shutters have been fully refurbished and brass door and window furniture have been reinstated throughout the property.

Kitchen / Dining Room
A spacious and bright modern kitchen/diner complete with new, high-gloss white units provides the perfect family dining space. Included are an integrated Bosch dishwasher and Smeg five-ring hob and Neff double fan oven.

Bathroom
Beautiful high-spec bathroom with marble tiles, three-piece-suite, Grohe chrome ware and heated towel rail.

Master Bedroom
Superbly bright with south-facing arched window this spacious double bedroom provides ample space for a variety of furniture. With newly stripped floors, original refurbished cast iron radiator and press cupboard. A door leads off to a separate dressing room/study.

DressingRoom/Study
South-facing with large sash and case window, access via hallway and the master bedroom this flexible room would make an excellent dressing room or work-from-home office.

Bedroom Two with En-suite
A bright and spacious double bedroom with en-suite shower room. Two beautiful large sash and case windows overlook the tranquil gardens to the rear of the property. The stunning, en-suite bathroom is fully tiled with high-spec marble and Grohe chrome fittings, including a large heated towel rail.

Bedroom Three
A bright, double bedroom with two double-glazed windows and a large wardrobe.

Bedoom Four
A cosy, yet bright, single bedroom or the perfect hobby room.

Family Bathroom
A spacious modern bathroom with three-piece-suite and shower over bath. Beautiful marble tiles with Grohe chrome fittings and heated towel rail.

Utility Room
A bright and spacious utility room with Bosch washer and separate condensing dryer. Cupboard provides access to the combi boiler and large hot water tank.

Enclosed Garden
A private, enclosed garden with newly turfed lawn surrounded by mature trees and flowering shrubs, including magnificent rhododendrons. A tranquil retreat from the hustle and bustle of city living and a safe environment for small children.

About Greenhill / Holy Corner
13a is perfectly located for easy access on foot to the shops and amenities of both Bruntsfield and Morningside. An eclectic range of independent shops and boutiques, cafes and restaurants are what make this area so highly desirable. Supermarkets including Waitrose and Tesco are easy to walk to and excellent local schools include the highly regarded George Watson's College and George Heriot's. Regular buses into town are just around the corner on Bruntsfield Place.
Local parks include Bruntsfield Links and The Meadows each just a short walk away.

Additional Information
EPC Rating: D
Council Tax Band: G
Combi gas boiler - 5 years old
Gas supplied to sitting room fireplace (not in use)
Excellent storage throughout
Large attic area ready for development
Two USB points in kitchen and bedroom three and four
New fire mist sprinkler system installed.

Included Items
All carpets, two large modern wardrobes and light fittings are included. All integrated kitchen appliances plus washing machine and dryer are included in the sale.
Most furniture and fridge/freezer 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.