85/3 Polwarth Gardens, Polwarth, Edinburgh, EH11 1LQ

Currently £35,000 Below Home Report Value - Elegant First Floor Flat - Spacious Accommodation - Modern Kitchen/Dining Room - 2 Generous Double Bedrooms - Stylish Bathroom - Utility Room - Well-Maintained Communal Garden - Excellent Local Amenities and Transport Links

85/3 Polwarth Gardens is a stunning 2 bedroom first floor flat situated in a desirable residential area of Edinburgh. This charming period property blends elegant traditional features with contemporary updates, offering spacious and stylish accommodation. Currently being listed £35,000 below Home Report value.

Upon entering the property, you are welcomed into a well-maintained communal stairwell. The flat itself comprises a large sitting room with a beautiful bay window, original wood floors and an ornate fireplace creating a warm and inviting atmosphere. The modern kitchen/dining room is well-appointed with sleek cabinetry, integrated appliances, and ample dining space, ideal for both everyday living and entertaining.

There are two generous double bedrooms, each with high ceilings and large windows that fill the rooms with natural light. The stylish family bathroom features a contemporary suite with a shower over the bath, and a wc. A utility room off the kitchen provides additional storage and space for laundry appliances.

Garden

The property boasts a well-maintained communal garden to the rear, offering a peaceful retreat with lush greenery and ample space for outdoor relaxation.

Parking

On street zoned residents' parking is available in front of the property and on surrounding streets, providing convenient access for residents and visitors.

Services, Fixtures, and Fittings

The property benefits from gas central heating and double glazing throughout, ensuring comfort and energy efficiency.

All curtains, blinds and light fittings are included in the sale price as are the appliances (gas hob, double oven, cooker hood, fridge/freezer, dishwasher and washing machine). No guarantees can be given in respect to foregoing appliances/equipment.

The shelves in bedroom 2 and the tumble dryer are excluded from the sale.

Location

Polwarth Gardens is situated in a highly sought-after area with a wealth of local amenities. Residents can enjoy a variety of shops, cafes, and restaurants within walking distance. The nearby Fountain Park complex offers further leisure options, including a cinema, gym, and bowling alley. Excellent public transport links provide easy access to the City Centre and surrounding areas, with regular bus services and the Union Canal offering scenic walking and cycling routes.

School Catchments

The property falls within the catchment areas for Bruntsfield Primary School and Boroughmuir High School, both renowned for their educational standards, making it an ideal choice for families.

Viewing

Initially via the 360 Virtual Tour, with physical viewings available by appointment only through Truscott Property.

Council Tax Band D

Tenure Freehold