34 AVON ROAD BARNTON, EDINBURGH, EH4 6RD

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1 4 BED 2 BATH 34 AVON ROAD BARNTON, EDINBURGH, EH4 6RD Traditional four-bedroom linked-detached house in sought-after Barnton, offering a delightful family home with a single garage, a carport and a double driveway, plus a southwest-facing rear garden property@stuartandstuart.co.uk

2 BARNTON, EDINBURGH Just a few miles from the city centre, the highly desirable residential area of Barnton promises the very best of both worlds: a tranquil green setting with ideal transport links and local amenities. For everyday essentials, Barnton is served by local convenience stores, a post office, a newsagent and a pharmacy, while more extensive shopping facilities can be found in neighbouring Corstorphine or at one of several large retail parks nearby, namely Craigleith Retail Park and the Gyle Shopping Centre. Residents of Barnton are spoiled for choice when it comes to outdoor activities: from bracing strolls at Cramond Beach or riverside walks along River Almond, to woodland trails and wildlife-watching in Hillwood Park. Closer still is Drumbrae Park, which is also home to Drum Brae Leisure Centre a state-of-the-art sport and fitness hub with a pool, a gym and fabulous views across the Firth of Forth. Furthermore, Barnton is surrounded by several prestigious golf courses including Ravelston Golf Club, Bruntsfield Links and Royal Burgess Golfing Society. Barnton is within the catchment area for excellent local schools, including Cramond Primary School and The Royal High Secondary School. Popular with commuters, the area is served by fantastic public transport links travelling across the city and beyond, and also allows swift and convenient access to the Forth Road Bridge, Edinburgh City Bypass, Edinburgh International Airport and the M8/M9 motorway network. 34 AVON ROAD BARNTON EDINBURGH EH4 6RD Hall with a utility room & a WC Large, dual-aspect living room Dining room with patio doors Bright, modern dining kitchen Four double bedrooms with storage Three-piece bathroom & a wetroom Enclosed, southwest-facing rear garden Single garage, carport & double driveway

3 PROPERTY DESCRIPTION Characterised by an appealing semi-open-plan layout, a southwest-facing rear garden and off-street parking for up to four cars, this four-bedroom linked-detached house offers a wonderful family home in desirable Barnton. Nestled in a quiet cul-de-sac, the house enjoys an elevated position behind a mature front garden and a generous driveway. A short flight of steps leads up to the front door, which opens into a bright and spacious hall. The large living room to the front flooded with natural light from wide, full-height windows and further benefits from partition doors into the southwest-facing dining room. Here patio doors slide open onto the rear garden, providing a charming setting for busy family meals and entertaining all year round. The dining room flows conveniently into the sunny dining kitchen, which boasts extensive fitted units, a full range of freestanding appliances and space for a breakfast table. The kitchen leads back into the hall, which accommodates a convenient two-piece WC and a handy utility room with a back door to the garden, as well as fitted storage and space for additional kitchen appliances. Upstairs the landing boasts four attractive double bedrooms, three of which benefit from generous built-in wardrobes. Completing the first floor are the airy three-piece bathroom and the separate wet room, as well as a useful linen cupboard. The house features a warm air heating and hot water system powered by a gas boiler (installed two years ago) and an optional immersion tank, as well as full double glazing.

4 The enclosed, southwest-facing rear garden can also be accessed via a gate on Essex Road and comprises a sunny patio, a welltended lawn, and a selection of mature shrubs and trees. The single garage (with lighting and power), carport and double driveway can accommodate up to four cars. EPC Rating - D. Extras: all fitted floor coverings, blinds, light fixtures, electric cooker, two fridges, two freezers, washing machine, tumble dryer, dishwasher and small safe to be included in the sale....upstairs the landing boasts four attractive double bedrooms, three of which benefit from generous builtin wardrobes. Completing the first floor are the airy three-piece bathroom and the separate wet room, as well as a useful linen cupboard...

5 For property enquiries and offers: 3 High Street Bonnyrigg EH19 2DA T: F: property@stuartandstuart.co.uk Offices: Head Office: 25 Rutland Street Edinburgh EH1 2RN T: F: Penicuik: 12 John Street Penicuik EH26 8AD T: F: Bonnyrigg: 3-7 High Street Bonnyrigg, EH19 2DA T: F: These particulars are believed to be accurate but are not guaranteed and do not form part of any contract. All measurements are taken in metres with laser meter and are approximate. Appliances mentioned in these particulars are believed to be in working order but have not been tested. Our client reserves the right to accept an offer without fixing a closing date, and if a closing date is fixed our client will not be obliged to accept the highest or indeed any offer. The seller reserves the right to reject any subjective offers. The date of entry may be material property@stuartandstuart.co.uk

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