42 1F3 Joppa Road, Joppa, Edinburgh EH15 2ET

Enjoying unobstructed sea views, this large traditional first floor flat boasts timeless charm and is sure to appeal to purchasers wishing to live only yards away from the wide sandy bay and promenade. The property is part of a solid stone-built tenement (Circa 1890) and provides accommodation extending to approximately 80 sqm. It has a good ceiling height, ornate cornicing and offers scope to form a second bedroom (subject to necessary consents). There is a very spacious and elegant south-facing bay-windowed sitting room to the front complete with gas fire. A versatile study/box room is ideal for home working whilst a further store is accessible from the generously proportioned hall. The fitted kitchen/dining room featuring appliances gives access to the utility room off plus walk-in larder (also with stone worktop). There is a good-sized double bedroom and an upgraded bathroom having an over bath shower and the luxury of electric underfloor heating and shower.

The building has a well presented (and friendly) staircase and entry system. Major roof repairs (with a 20-year guarantee) were carried out in 2023. Residents deal with the maintenance of stair cleaning, gardening and lights) by a £15 pcm subscription thus avoiding expensive factoring fees.

Gas central heating is operated by a modern condensing gas combi boil (installed 2023). There are double glazed replacement sash-and-casement windows.

The building benefits from a well-proportioned communal rear garden and flat 5 has a shed.

Unrestricted on-street parking is available on and around Joppa Road. At the east end of Portobello, 42 Joppa Road fronts the coastal road (B6415) is on a well-served bus route leading to Musselburgh (2 miles) and Edinburgh (3.5 miles) plus 1 km from the rail station. It is quite literally yards away from award-winning sandy beaches and the attractive promenade with a modernised swimming pool, champagne/seafood bar plus sailing/kayaking clubs are located. This popular and largely residential suburb is a protected Conservation Area whilst neighbouring Portobello (0.5 mile) provides numerous shops (including Scotmid and Aldi), a bank, chemist, bakers and other social amenities. Good schools, several parks and additional recreational pursuits are also immediately accessible. A choice of golf courses and several major supermarkets/retail parks are only a short drive away.

The sale price includes all floor coverings, the double range cooker, dishwasher, washer dryer and American style fridge/freezer are available by separate negotiation.

Wrought iron window boxes (framing all three views with greenery) will also be left.

The property has been valued at £250,000 and the link to the Home Report is available via the ESPC web site.

The property has a C-rated EPC and lies in Council Tax band C.

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