4 Cramond Grove Cramond Edinburgh EH4 6PZ. gilsongray.co.uk

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1 4 Cramond Grove Cramond Edinburgh EH4 6PZ gilsongray.co.uk

2 OFFERS OVER 565,000 4 CRAMOND GROVE, CRAMOND EDINBURGH EH4 6PZ Viewing Available 7 days by appointment phone John Mackay on Large detached custom modified villa tucked away in a quiet cul-desac. The property has been substantially extended and meticulously upgraded to form accommodation; primarily for disabled use, however, it would also be ideal for home office needs or separate family accommodation (granny flat etc.). The floor area is 2,667 sq ft (223 sq m). Ground Floor Generous entrance vestibule, reception hallway, large lounge, French doors to dining room with French doors to garden, large fully fitted kitchen/breakfast room with door to garden, separate laundry, front room, (could be used as a bedroom, office or play room), internal hallway with study nook, shower room, large bedroom with access to garden and spacious en-suite shower room. This room, the en-suite shower and the shower room off the hallway have under floor heating. First Floor Four bedrooms and family bathroom. There is a hatch with pull down ladder giving access to large floored loft area with power & light, providing excellent storage. Description This property has been finished to a very high standard with careful attention to detail, particularly the use of quality fittings and craftsmanship throughout. There is extensive use of light oak, including doors, skirtings and floors. The kitchen is only a few years old and is fully fitted including double oven, hob, extractor, dishwasher, American style fridge & freezer. The separate laundry has a sink and drainer, floor and wall units, washing machine and tumble dryer. There is full gas fired central heating and double glazing throughout. There are smoke detectors and a security alarm system.

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7 IT The property is served by a Virgin Media cable service, providing broadband, TV and telephone. The Virgin broadband router links to a distributed cat 5 network to all public rooms and bedrooms in the property. EPC Rating C Council Tax Band G Garden There is a good sized area of garden ground to the front and rear. The garden ground to the rear is delineated by timber fencing and has a lawn area, flower and shrub borders, secluded patio and disabled access to all doors to the house. The garden ground to the front is mainly finished in block work paving and has a disabled access to the front entrance door. Outbuildings There is a log cabin style timber framed and clad building to the rear that is presently used as an office. This is fully insulated and internally lined, has power and light and makes a useful garden room which can be used as an office, storage or for family recreational use. There is also a timber garden shed at the bottom of the rear garden. Parking There is off street parking to the front of the house for 2 possibly 3 cars. There is also unrestricted on street parking. Location Cramond Grove is a small, residential cul-de-sac situated off Cramond Park and lies north of Gamekeepers Road. The area, which is set approximately 5 miles west of Edinburgh city centre, is a very sought after location for family living. It is a particularly attractive area of Edinburgh with the River Almond leading down to the shore of the Firth of Forth, where beautiful views of Cramond Island and Fife beyond, can be found. Excellent amenities are nearby, including The Gyle and Hermiston Gait, whilst there are a number of well regarded golf courses in the immediate vicinity. Cargilfield School is also located just moments away whilst Fettes College, Stewarts Melville College and The Mary Erskine School are all within easy reach. For those travelling further afield Edinburgh International Airport is nearby, and there are excellent road links to the City Bypass, M8, M9 and Forth Road Bridge. Travel directions From Gamekeepers Road, turn off into Gamekeepers Loan which is almost opposite to the entrance to Cargilfield School. Carry on into Cramond Park ahead and after several hundred yards, Cramond Grove is on the right and number 4 is on the right hand side. Viewing Viewing is available 7 days per week by appointment. Please call John Mackay on to arrange.

8 gilsongray.co.uk I m interested! To learn more about the property in this schedule please propertysales@gilsongray.co.uk stating the address in the title of the . What s my house worth? For a Free No Obligation Valuation please propertysales@gilsongray.co.uk Edinburgh 29 Rutland Square EH1 2BW Glasgow 160 West George Street G2 2HQ gilsongray gilson gray property gilson gray #passionateaboutproperty OUR PROPERTIES CAN BE FOUND ON; AGENTS NOTES These particulars were prepared on the basis of our own knowledge of the local area and, in respect of the property itself, information supplied to us by our clients; all reasonable steps were taken at the time of preparing these particulars to ensure that all details contained in them were accurate. All statements contained in the particulars are for information only and all parties should not rely upon them as statements or representations of fact. In particular, (a) descriptions, measurements and dimensions, which may be quoted in these particulars are approximate only and (b) all references to conditions, planning permission, services, usage, constructions, fixtures and fittings and movable items contained in the property are for guidance only. Our clients may instruct us to set a closing date for offers at short notice and therefore if you wish to pursue interest in this property, you should immediately instruct your solicitor to note interest with us. Our clients reserve the right to conclude a bargain for the sale of the above subjects or any part thereof ahead of a notified closing date and will not be obliged to accept either the highest or indeed any offer for the above subjects or any part thereof. All measurements have been taken using a sonic tape and cannot be regarded as guaranteed given the limitations of the device. Services and/or appliances referred to in these particulars have not been tested and no warranty is given that they are in full working order.