166 CRAIGLEITH ROAD. Craigleith, Edinburgh, EH4 7DF. VMH Solicitors

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1 166 CRAIGLEITH ROAD Craigleith, Edinburgh, EH4 7DF VMH Solicitors

2 Lying just over a mile from Edinburgh s West End in desirable Craigleith, with enviable city views towards Arthur s Seat, this extensive semi-detached 1930s villa boasts three bedrooms, two receptions areas, a sizable southerly-facing garden and excellent private parking. Exciting potential for further development is also on offer to convert the attic to a fourth bedroom as well as extension and garage conversion plans with permissions already in place. Inside, the accommodation is immaculately finished in a contemporary, yet classic style, whilst retaining elegant original features such as characterful paned windows with stained glass detailing. A mature garden with colourful well-stocked planting marks a welcoming approach to the property. On entering, you step into a bright hall housing useful storage and laid with handsome hardwood flooring which flows into the adjoining living areas. Leading off the hall are two bay-fronted reception areas of equally generous proportions, separated by an archway to create a sociable open living space. Both areas enjoy neutral décor ornamented by cornicing and picture rail details. The dining room boasts a feature fireplace with an attractively tiled inset, whilst the living room is arranged around a homely coal-effect fire set into an understated timber surround. The southerly-facing living room also offers direct access to the rear garden perfect for entertaining on warmer days. Completing the ground-floor accommodation is a wonderfully bright and spacious dual-aspect kitchen providing further external access. Appointed with a high-quality finish and set against tasteful sage green walls, the kitchen is fitted with timelessly-classic timber cabinetry paired with durable granite worktops, which encompass a casual breakfast bar area. Adding a further stylish touch to the space is an integrated oven and a gas hob paired with a sleek stainless-steel splashback and a feature chimney-style hood. Upstairs, a landing (with storage) affords access to three good-sized double bedrooms all attractively decorated and adorned with authentic ceiling cornicing. Benefiting from the morning sun and a pleasant garden outlook, one of the larger bedrooms features two fitted wardrobes, whilst another room features handy recessed shelving. Also located on the first floor is a light and airy three-piece bathroom. Accessed from the landing is a large attic space with eaves storage and great potential to convert to a fourth double bedroom. Gas central heating and double glazing throughout ensures a warm, energy-efficient climate all year round. Externally, to the rear of the property lies a delightful, southerlyfacing garden of an extensive size. A gravelled terrace for alfresco dining leads onto a vast, well-kept lawn bordered by trees and fencing. A shed and a greenhouse are also housed within the space. Excellent private parking is provided to the front of the property, with a lengthy driveway leading to an attached single garage. Situated in the northwest of Edinburgh, the leafy residential district of Craigleith enjoys a tranquil ambience within easy reach of the services and amenities of the city centre. Close to some of the capital s most treasured green spaces including Inverleith Park and the Royal Botanic Gardens, as well as picturesque Cramond Beach, residents of Craigleith have access to a wealth of outdoor pursuits right here in the city. Golf enthusiasts can enjoy a relaxed round at one of several neighbouring golf course including the prestigious Royal Burgess Golfing Society. The area also benefits from excellent health and fitness facilities provided at Ainslie Park Leisure Centre, which boasts a swimming pool, gym, fitness class studio and sports hall. Craigleith is well served by excellent local amenities and shops, particularly at Craigleith Retail Park, where you will find a Sainsbury s superstore and a range of high street retailers under one roof. For a more traditional shopping experience, neighbouring Comely Bank and Stockbridge are home to a vibrant selection of independent shops, thriving cafes and quaint boutiques. Craigleith offers schooling from nursery to senior level, and is also ideally situated for some of Edinburgh s finest private schools including Stewart s Melville College, The Mary Erskine School and Fettes College. Popular with commuters the area enjoys excellent public transport links into the city centre and beyond, while Nearby Queensferry Road allows swift and convenient access to Edinburgh City Bypass, Forth Road Bridge, Edinburgh Airport and the M8/M9 motorway networks. Extras All fitted floor and window coverings, light fixtures and fittings, gas oven, gas hob, cooker hood, fridge, freezer and washing machine to be included in the sale. Home Report Value 450,000 EPC Band F For up to date price & viewing information contact VMH Property or visit us online

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5 VMH SOLICITORS AND ESTATE AGENTS Property Department, 10 South Clerk Street, Edinburgh, EH8 9JE T: F: E: DX: Edinburgh St Patrick Square The dimensions provided are for illustration purposes only; detailed measurements should be taken personally. No documentation will be exhibited in respect of the compliance or otherwise of replacement windows. Although every attempt has been taken to ensure accuracy, the details within the brochure are not guaranteed or warranted and will not form part of any future contract to buy.