14 Abercromby Place. Stunning garden flat in this beautiful Georgian building. McEwan Fraser Legal. New Town, Edinburgh, EH3 6LB

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1 Stunning garden flat in this beautiful Georgian building In Edinburgh s highly desirable New Town area 14 Abercromby Place New Town, Edinburgh, EH3 6LB 2 BED 2 BATH + WC CITY PROPERTY ENERGY F USP EPC RATING Scan Here! McEwan Fraser Legal S o l i c i t o r s & E s t a t e A g e n t s Viewing - By appointment telephone selling agent Mon to Fri: 8am - Midnight Sat to Sun: 9am - 10pm Part Exchange Available

2 T he New Town of Edinburgh enjoys an International reputation as a World Heritage Site. Some argue that there are no better examples of Georgian architecture on such a scale and in such condition. It dates back to the late Eighteenth Century and was constructed around a plan conceived by the Architect James Craig who was, at that time, only twenty three years old. His vision, based on a system of parallel streets and squares, was developed and extended over the next century reaching out to the Greenside in the East, Canonmills and Stockbridge in the North and out as far as Haymarket in the West. The Castle Rock and Nor Loch, now Princes Street Gardens, formed a natural boundary to the South. This area forms the very heart of the city and is considered a masterpiece of city planning. Within the city centre, only naturally, is everything that a modern metropolis can offer in terms of facilities, commercial and financial services, amenities and communications. The city s best shopping facilities are available on Princes Street. George Street provides banking, building societies and other financial services, as well as excellent bars and restaurants. This is the transport hub to the rest of the country, with trains, buses and now trams regularly leaving the area, whilst from Waverley Bridge, via Princes Street and the West End there is a bus service to Edinburgh Airport. The West End is of course, where Edinburgh s entertainment facilities tend to be very highly concentrated. Here there is the Usher Hall, the Lyceum Theatre, all manner of restaurants and bars, indoor sports facilities and Health Clubs. For the energetic person, these facilities are no more than a comfortable walk away. For those who prefer open air recreational facilities, Princes Street Gardens is virtually on the doorstep. It is only a short trip to the permanently locked gate. The gardens can only be best describe Botanic Gardens and Inverleith Park, whilst from Warriston, the as a immaculately secluded large open space of private communal routes of old railway lines radiate out in a variety of directions garden with natural beauty maintained by the city council. The providing interesting new perspectives on otherwise familiar parts trees that line Queen Street Gardens shelter the grounds from the of the city. public eye, although it s common knowledge within the city that those who live nearby are able to gain access to this privately- Residents of Albany Street enjoy exclusive access to these private owned city treasure. In the summer is not uncommon to see gardens via access at Abercromby Place and is only across the road residents enjoying barbeques and children riding their bikes and from this properties front door. generally letting off steam and the gardens are an enticing area for 14 Abercromby Residents apply to the Cockburn association for a key to the exploration for them in a safe and secure environment nestled in the heart of the city. Place VIEWS OVER EDINBURGH, QUEEN STREET GARDENS, THE TRAMS, GEORGE STREET, MULTREES WALK & HARVEY NICHOLS

3 P art Exchange available! We are delighted to present to the market this fantastic two bedroom garden flat in the heart of Edinburgh s New Town. Whilst enjoying a degree of seclusion and privacy within this leafy pocket of New Town, this charming property is superbly positioned just a stone s throw away from lively Broughton Street and St Andrew s Square. Here one will find top class restaurants, bars and boutique shops. Viewing of this property is highly recommended. Occupying a preferred garden position within this Georgian building in a highly sought after pocket of Edinburgh, is this beautiful two bedroom garden flat - presented to the market in walk-in condition. The flat has been designed to maximise the natural available light to create a modern ambience, and has been decorated throughout with a contemporary neutral theme. As one would expect, room dimensions are very generous and the accommodation has been arranged to offer both flexibility and individuality. On entering number 14 through storm doors, you walk into a large welcoming communal stairwell with beautiful cornice work and original tiled floor. One enters this property to a private stair case that guides you down to the marvelous living accommodation. This area flows through to the hallway. 4...A large welcoming communal stairwell with beautiful cornice work and original tiled floor...

4 4...immediately impressive lounge with double doors to the rear garden... T he entrance hall provides access to both bedrooms, box room/home study, two large stores, WC, lounge and the kitchen. The immediately impressive lounge with double doors to the rear garden flood the room with light and provides a fantastic focal point. This room is further enhanced by neutral decor and a beautiful fireplace.there is plenty of space for furniture and a large dining table with chairs. The kitchen/diner has been re-fitted within the last few years to include a good range of contemporary floor and wall mounted units with a complimentary worktop. It further benefits from an integrated appliances including, oven and induction hob. Off the kitchen is a compact utility area. There is also direct access to the rear garden. The master and second bedroom are at the front of the property and are extremely quiet. The master-suite benefits from a walk-in dressing area and an en-suite bathroom. Both bedrooms benefit from working shutters and plenty of and ample space for furniture and units. The second bedroom also has the bonus of an en-suite shower room. There are two windows to the rear with working shutters. Bedroom three is positioned at the front of the property with a lovely view towards the church and park area. This is an extremely unique property and viewing is highly recommended to appreciate its potential. Z2 Parking Permits are available from Edinburgh city council for residential parking. Alternatively there is plenty of paid meter parking within walking distance.

5 14...The master-suite benefits from a walk in dressing area and an en-suite bathroom... bedroom two with en-suite, single bedroom/study & wc

6 14 Specifications floor plan, dimensions, extras & map Approximate Dimensions (Taken from the widest point) Lounge Kitchen/Diner Utility Bedroom 1 Walk-in Dressing Room En-suite Bathroom Bedroom 2 En-suite Shower Room Single Bedroom/Study Storage WC 5.03m (16'6") x 4.80m (15'9") 5.02m (16'6") x 3.92m (12'10") 2.74m (9') x 0.95m (3'1") 4.72m (15'6") x 3.79m (12'5") 1.97m (6'5") x 1.83m (6') 2.55m (8'4") x 1.97m (6'5") 3.79m (12'5") x 3.52m (11'7") 2.16m (7'1") x 1.55m (5'1") 3.54m (11'7") x 1.77m (5'10") 5.03m (16'6") x 3.05m (10') 1.88m (6'2") x 1.22m (4') Extras (Included in the sale) All integrated appliances, curtains and blinds and all light fittings. Crown Copyright License No

7 McEwan Fraser Legal Solicitors & Estate Agents Claremont House, 130 East Claremont Street Edinburgh, EH7 4LB Telephone: Fax: Part Exchange If you are interested in this property and have a property to sell, please call or complete our online form to receive a Part Exchange value on your own property. The copyright for all photographs, floorplans, graphics, written copy and images belongs to McEwan Fraser Legal and use by others or transfer to third parties is forbidden without our express consent in writing. Prospective purchasers are advised to have their interest noted through their solicitor as soon as possible in order that they may be informed in the event of an early closing date being set for the receipt of offers. Disclaimer - These particulars do not form part of any offer and all statements and photographs contained herein are for illustrative puposes and are not guaranteed. Buyers must satisfy themselves for the accuracy and authenticity of the scheudle and should always visit the property to satisfy themselves of the properties suitability. The dimensions provided may include, or exclude, recesses intrusions and fitted furniture. Any measurements provided are for guide purposes only. Text and description JOSH STEEPLES Surveyor Professional photography PHILIP STEWART Photographer Layout graphics and design REBECCA DALE Senior Designer