146/3 COMMERCIAL STREET The Shore, Edinburgh, EH6 6LB

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1 146/3 COMMERCIAL STREET The Shore, Edinburgh, EH6 6LB 2 PUBLIC 2 BED 2 BATH Forming part of a characterful warehouse conversion, just minutes walk from the Shore s waterfront and exclusive entertainment hub, this superbly generous two-bedroom ground-floor flat is well-presented throughout and benefits from allocated private parking sales@braemore.co.uk

2 146/3 COM M E RC I A L STREET Desirably located close to Edinburgh s fashionable Shore district, lined with waterside bars and highend eateries, as well as Ocean Terminal s large shopping complex, this generous two-bedroom ground-floor flat promises a city abode with a prime location and fascinating maritime history. Set within a mer 19th-century whisky bond, echoes of the conversion s industrial past can be seen within its characterful exterior and cobbled yard, whilst, inside the property, painted steel beams create striking focal features. Presented in a movein-condition, the well-proportioned internal accommodation enjoys minimalist interiors warmly enhanced by pine window frames, skirting boards and internal doors....immediately to the right lies a sizable kitchen positioned beside a large seated dining area, promising a sociable space entertaining guests... Accessed via a secure entry system and a communal foyer, the flat opens into a wonderfully spacious hall housing excellent built-in storage and laid with practical timber-effect flooring, a prominent feature of much of the accommodation. Immediately to the right lies a sizable kitchen positioned beside a large seated dining area, promising a sociable space entertaining guests. With a honey-coloured timber-effect finish, perfectly complementing the flat s interiors, the kitchen is fitted with a wide array of contemporary cabinets accompanied by a wealth of workspace. The space is exceptionally well-equipped with goods and appliances, namely an integrated fridge, a freezer, an oven and an electric hob, paired with a stylish cooker hood, as well as a freestanding dishwasher, a washing machine and a further fridge freezer.

3 FEATURES Highly-desirable city location Historic warehouse conversion Generous ground-floor flat Secure entry system Spacious hall with storage Well-equipped dining kitchen Large living room 2 Double bedrooms with storage En-suite shower room Tastefully-tiled bathroom Allocated private parking Home Report Valuation: 240,000 Council Tax Band F Next door, an impressively sized living room provides a versatile space numerous furniture configurations with ample room large furniture pieces. Comtably carpeted, the flat s two generous double bedrooms both accommodate fitted wardrobes set behind mirrored sliding doors. The master bedroom enjoys the added luxury of an en-suite shower room; tastefully presented in an understated manner and replete with a WC-suite, vanity storage, a shower enclosure and a towel radiator. Finally, a bathroom with an attractive tiled trim and natural wood accents comprises a classically-styled WC-suite and a bathtub with a shower head attachment. The flat is heated via electric storage heating and is double glazed throughout, whilst, outside, the development provides an allocated private parking space. Unrestricted on-street parking can be found in the surrounding area.

4 Factor: The property is managed by James Gibb at a cost of approximately 175/ per quarter. This fee includes the maintenance and cleaning of the building s communal areas and block buildings insurance....the master bedroom enjoys the added luxury of an ensuite shower room; tastefully presented in an understated manner and replete with a WC-suite, vanity storage, a shower enclosure and a towel radiator... Extras: All fitted floor coverings, light fittings and kitchen goods to be included in the sale. Other items of furniture are available separate purchase. Please note, no warranties or guarantees shall be provided in relation to any of the moveables and/ or appliances included in the price, as these items are to be left in a sold as seen condition.

5 THE AREA The Shore is a vibrant and cosmopolitan suburb of the city and has in recent years become one of the most sought-after areas in Edinburgh. It offers many bars, cafés, and a wide selection of restaurants (with no less than 3 boasting Michelin Star status), delis and fast food outlets. Arranged around the Water of Leith, The Leith Docks and the Firth of Forth, The Shore is where you ll find Edinburgh s café culture, with outside seating areas ideal dining alfresco or enjoying late afternoon cocktails while the sun sets over the water. The Scottish Executive, independent businesses and many of Edinburgh s creative industries are based here. The immediate area also offers good selection of independent retailers, grocers, a library, galleries, banks and a post office. Ocean Terminal shopping centre is a short walk away and offers a cinema complex, gym and over 50 High Street shops. The area offers a good selection of nursery, primary and secondary schooling and the Leith School of Art is also situated close by. The Shore enjoys excellent 24-hour transport links to the city centre and direct links to the airport with day and night buses. HOW TO OFFER FOR THIS PROPERTY All offers should be submitted via your acting solicitor along with: a verified copy of photographic identifications (e.g passport or driving license) and a recent utility bill, each buyer. For more inmation or solicitor suggestions, contact Braemore Sales & Lettings. EPC RATING D Multi-year award winning Sales & Letting Agents in Edinburgh LETTING AGENT LETTING AGENT in Edinburgh ESTATE AGENT in EH10 in EH10 CUSTOMER EXPERIENCE CUSTOMER EXPERIENCECUSTOMER EXPERIENCE Braemore Sales and Lettings 92 Morningside Road, Edinburgh, EH10 4BY Company Inmation; Bondsave Limited trading as Braemore.Company registered in Scotland (Reg No ) VAT Reg. No Disclaimer These particulars are intended to give a fair description of the property but their accuracy cannot be guaranteed, and they do not con-stitute or m part of an offer of contract. Intending purchasers must rely on their own inspection of the property. None of the above appliances/services have been tested by ourselves. We recommend purchasers arrange a qualified person to check all appliances/services bee legal commitment.