Barnton, Edinburgh, EH4 6AA. 20 Cramond Road South,

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1 Barnton, Edinburgh, EH4 6AA 20 Cramond Road South,

2 20 Cramond Road South, Barnton, Edinburgh, EH4 6AA Summary Of Accommodation Entrance Vestibule Elegant Reception Hall Living Room with Feature Fireplace Dining Room with Feature Fireplace Contemporary Open Plan Kitchen/ Family Room Downstairs WC Master Bedroom with Dressing Area En-suite Shower Room Further Three Double Bedrooms Family Bathroom Spacious Upstairs Landing Gas Central Heating Double Glazing Private Rear Gardens with Patio Decking Private Paved Drive to the Front

3 Description The property comprises a beautifully presented and extremely spacious Mid Terrace Three Storey Villa, forming part of a unique terrace of only six properties with beautiful Tudor façade and located within the highly sought after residential area of Barnton. Set over three floors and combining a blend of both traditional property features with contemporary and modern living, the heart of this generous family accommodation is featured within the bright kitchen/ family room located at the rear of the property and overlooking the back gardens. This room has been extended to the rear with French Doors opening onto a raised decked area overlooking the private gardens with a separate door from the kitchen providing side access to the gardens, as well. The high quality fitted kitchen has a central island and fully integrated appliances featuring a generous amount of storage space throughout the room.

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6 The beautiful dining room opens to the kitchen/ family room by elegant French doors and both the dining room and front facing living room have feature fireplaces and are well proportioned throughout. There is a separate WC at the ground floor level and the welcoming reception hall features an impressive wood panelled staircase that leads up to the bright first floor landing. With three generous double bedrooms and the family bathroom on the first floor level, the generously proportioned Master Suite with en-suite shower room and dressing area is situated on the top floor and has stunning views over the Firth of Forth and beyond to Fife. The property is in exceptional decorative order throughout and early viewing is highly recommended to fully appreciate the high quality and unique character that this family home has to offer. Gardens Private gardens are located to rear of the property which is laid to lawn with established borders and decked areas on different levels, providing an ideal setting for entertaining. Parking The private paved driveway is located to the front of the property and offers offstreet parking for up to two vehicles. Extras All fitted carpets & fitted floor coverings, curtains, blinds, gas fire, electric fire, electric hob, electric double oven, cooker hood, warming drawer, integrated washer/ dryer, integrated dishwasher, fridge/ freezer, 3 IKEA cupboards, garden shed and light fittings. The dining table and chairs can be sold by separate negotiations.

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9 Barnton Barnton, being situated to the west of the City Centre, is one of the most highly sought after residential areas in Edinburgh and offers occupants all the benefits of both City Centre and countryside living. The property is within minute s walk to the nearby Tesco s Supermarket and the area is well served by excellent local amenities and additional shopping facilities are found in nearby Davidson s Mains and Craigleith Retail Park, which also includes a Sainsbury s, a Mark s & Spencer s, Homebase and various other retail outlets. Good schools are available at both state and private sectors with Davidson s Mains Primary School and Fox Covert RC Primary School being within the immediate vicinity and the well renowned Royal High School and St. Augustine s RC High School are close at hand. In the private sector, Cargilfield Prep is nearby and Stewart s Melville and Mary Erskine are both easily accessible. Recreational facilities include Bruntsfield and the Royal Burgess golf courses with water sports and delightful walks available along the River Almond and at nearby Cramond with its harbour, beach and promenade being approximately a five minute drive away. There are further walks at Dalmeny, Hopetoun and South Queensferry. The property benefits from good public transport to the surrounding districts and the City Centre and is also convenient for the Gyle Shopping & Business Park, Edinburgh Airport, and the Royal Bank Headquarters, the main motorway network and the City By-Pass which in turn leads to the A1. Directions From Edinburgh City Centre go North onto Broughton Street/ B901 through the roundabout. Continue through Inverleith Row approximately 1.5 miles. Turn left onto Ferry Road/ Inverleith Gardens/ A902. Continue to follow Ferry Road through the 1st roundabout. At the 2nd roundabout, take the 1st exit onto Ferry Road/ Main Street/ B9085 and continue through. At the next roundabout (Davidson s Mains mini-roundabout), take the 3rd exit onto Cramond Road South. The property will be on your right-hand side just past the Tesco s Superstore. Offers Over 440,000 Home Report Value 450,000 Viewing By appointment only with the seller on or through VMH Solicitors, please call

10 EPC Band D

11 VMH SOLICITORS Property Department, 10 South Clerk Street, Edinburgh EH8 9JE T: F: E: W: DX:ED12 VMH Solicitors is the trading name of VMH Solicitors Limited registered in Scotland number: SC HOME REPORT available from selling agents:- The dimensions provided may include or exclude recesses, intrusions and fitted furniture. They have been chosen to indicate the general size and shape of each room only. Detailed measurements ought to be taken personally. No documentation will be exhibited in respect of the compliance or otherwise of any replacement windows. Although every attempt has been made to ensure accuracy, the details contained within this brochure are not guaranteed or warranted and will not form part of any future contract to buy. If you are interested in this property you are advised to have your solicitor note your interest in order that you may be informed if a closing date is fixed.