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ESPC Info

21/1 South Learmonth Gardens, EDINBURGH EH4 1EZ

Offers Over £520,000 • First Floor Flat • 3 bedrooms

Large, well-proportioned, elegant, First Floor Drawing-room Flat in quiet residential street. Superb original features include two panoramic bay windows, fine cornices, and hallway arch with ornate corbels. It also enjoys two small, south-facing balconies to the rear. This very desirable and unusually grand apartment has a lovely open outlook over Learmonth Gardens to the front and over secluded gardens to the rear. Would now benefit from modernisation and decoration to taste. The bright, spacious and flexible accommodation, which is entered via an elegant shared entrance hallway and staircase, comprises - hall, drawing-room, 2 double bedrooms, 3rd double bedroom/sitting-room, dining-room/4th bedroom, kitchen, utility room, bathroom, separate second WC, and ample storage space. Gas central heating. Entry phone. Zoned parking Just north of Queensferry Road, South Learmonth Gardens is a tranquil cobbled street which directly overlooks the delightful Learmonth Gardens. This highly desirable residential area borders Edinburgh's renowned Georgian New Town and lies close to the Dean Bridge, the numerous amenities of Stockbridge and the West End of Princes Street. Major art galleries, health clubs, prestigious private schools, an excellent primary school, Waitrose supermarket, Grange Cricket Club and tennis/squash courts are all immediately accessible. The delights of the Royal Botanic Gardens, Inverleith Park and Water of Leith Walkway are also close by. The main railway stations, tramway and the city's new financial district are a short walk away. Principal artery roads plus excellent bus services also allow easy access across the City and beyond.

Entrance Vestibule
Lovely shared entrance vestibule for the two flats with staircase to the first floor.

Hall / Landing
Spacious hall with plaster arch and corbels, and three good storage cupboards.

Drawing Room (7.3m x 3.82m)
Delightful large room with deep windows and window seat in the bay window, stripped and sanded floorboards and brick fireplace.

Dining Room (3.55m x 3.47m)
A flexible room to the rear with twin window, balcony and mantelpiece.

Kitchen (4.31m x 2.81m)
A generous room to the rear with twin window overlooking gardens. The room has base and wall units but is in need of modernisation. There are also cupboards, one housing the hot water tank, walk in pantry and high level storage.

Bedroom 1 (7.13m x 3.63m)
Another extremely spacious and elegantly proportioned room to the front with bay window, stripped and sanded floorboards, stripped woodwork and a wooden mantelpiece.

Bedroom 2 (5.49m x 3.63m)
Large double room to the rear, facing south with twin window overlooking gardens.

Bedroom 3 (3.82m x 3.52m)
Double room to the front with leafy outlook and internal window shedding light into the hall.

Utility Room (3.55m x 1.69m)
A flexible room off the kitchen housing the central heating boiler and with door to a south-facing balcony having a lovely outlook over gardens.

Bathroom (3.55m x 1.66m)
Fitted with a white four piece suite of wash-hand basin, WC, bidet and bath.

WC (2.43m x 0.72m)
Toilet with WC and window to the rear.

Outside
Opposite the property is Learmonth Gardens which residents can apply to pay to access. It is maintained by Learmonth Gardens Association and current fees are due to rise from 110-130 to 130-150 per annum on 31st August 2017. Residents' permit parking.

EPC Band: D
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