Blackford Avenue, Edinburgh

Set behind a large well-kept front garden Blackford Avenue is a beautifully presented stone-built Victorian townhouse offering over 3,200 sq. ft. of accommodation arranged over three floors. It benefits from a wide range of character features, including tall, ornately coved ceilings, sash and bay windows, exposed floorboards, and fine feature fireplaces.

The bright porch opens into an entrance hallway with period mosaic tiled flooring, a large store cupboard and a carved wooden staircase. Alongside is the bay-windowed sitting room with its elegant cornice and Victorian fireplace. The open plan kitchen and dining area creates a sociable space totalling 25 ft., with French doors to the west-facing terrace offering a peaceful space to dine. The kitchen has a wealth of sleek contemporary wall and base cabinetry and various modern integrated appliances including an island/breakfast bar with an inset 5-burner gas hob. This flows into the useful utility, store and WC. Access is also provided to the versatile rear first floor “maids room” which could provide a study, playroom or additional bedroom with a pleasant garden view.

On the first floor the drawing room enjoys a wide walk-in bay and lofty ceilings with detailed coving and ceiling moulding, along with a feature fireplace with marble surround. Further a trio of well-proportioned bedrooms and a sleek shower room with dual sinks. The second floor is home to an additional three light-filled bedrooms, two with front-facing bay windows and views to Arthurs Seat. The rear principal suite also enjoys a fitted sliding wardrobe and a large en suite bathroom, whilst the second bedroom benefits from a more recently added en suite shower room.

The property benefits from permit on-street parking in this enviable setting and is approached via an enclosed low-maintenance front garden and paved pathway. Mature trees provide shade, with a selection of shrub and herbaceous planting among a gravelled terrace adding colour and interest. The mature rear garden is enclosed via attractive stone walls and feature a stone-paved courtyard followed by a meandering level lawn flanked by established flowerbeds, shrubs and climbers.

The Grange Conservation Area is often regarded as one of Edinburgh's most desirable and coveted residential districts. Its leafy surroundings lie approximately one mile south of the city centre, with Blacket and Newington to its east and Morningside and Bruntsfield to its west; all of which offer an excellent variety of independent retailers, numerous bars, coffee shops and restaurants.

It is also well placed for access to Cameron Toll shopping centre, the main university buildings at George Square and King's Building. There is also good access out of town to the city bypass and on to the Edinburgh International Airport and motorway network of central Scotland. Excellent schools in both the state and private sectors are easily accessible.

Local Authority: City of Edinburgh Council
Services: Mains electricity, gas, water and drainage.
Council Tax: Band G
Fixtures and Fittings: The curtains, carpets and kitchen white goods are to be included within the sale.
Tenure: Freehold
Wayleaves and easements: The property is sold subject to any wayleaves or easements, whether mentioned in these particulars or not.