Blackford Edinburgh. 26 West Mains Road, EH9 3BG. gilsongray.co.uk

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1 Blackford Edinburgh 26 West Mains Road, EH9 3BG gilsongray.co.uk

2 OFFERS OVER 395, WEST MAINS ROAD, BLACKFORD EDINBURGH, EH9 3BG Offering an enviable suburban setting in highly-desirable Blackford, with views towards Edinburgh s iconic Arthur s Seat, this three-bedroom semi-detached house is accompanied by excellent private parking and a beautifullymaintained garden. Lying approximately two miles from the heart of the capital and in the catchment area for Sciennes Primary and James Gillespie s High School, this appealing home also enjoys easy strolling distance to some of the city s most celebrated green spaces and cosmopolitan shopping areas. Boasting exquisitely decorated interiors, the internal accommodation incorporates a stylish high-standard finish, whilst large picture windows allow the home to flood with natural light creating a wonderfully light and airy ambience throughout. Set behind a sunny garden screened by a neat hedgerow for added privacy, the house opens into a vestibule affording access to a bright and spacious, freshly-decorated hallway. This welcoming entrance area integrates useful storage and retains its original sanded wood flooring which flows seamlessly into the neighbouring living area. Lit by an expansive south-facing window, the adjoining living room offers open access to a formal dining room, with both areas finished with crisp white walls accented by elegant ceiling coving.

3 Adding a characterful focal point to the generous living room is a working fireplace fronted by a rustic slate hearth and flanked by a wealth of display shelving and discreet cupboard storage. Conveniently accessed from the dining room as well as the hall is a dual-aspect fitted kitchen leading into a conservatory and the garden beyond. Off set by muted blue walls, the immaculate, contemporary-styled Magnet kitchen features softly-toned cabinets supplemented by chic finishes, rich timber-effect worktops and a handy built-in pantry store. An integrated fridge, a freezer, an oven and an electric hob, paired with a sleek stainless-steel splashback and striking cooker-hood, accompany a freestanding dishwasher. A freestanding washing machine and tumble dryer are also negotiable in the sale. The neighbouring conservatory, with garden access, represents a flexible space for numerous uses, such as a third reception room, home study or a casual breakfasting area. FEATURES Prestigious suburban address Immaculate semi-detached house Entrance vestibule & hall with storage Sunny, open-plan living & dining room Stylish fitted kitchen Versatile conservatory Master bedroom 2 Further double bedrooms Newly-fitted bathroom Attic space with potential Attractive, well-kept garden Private driveway & detached single garage GCH & DG

4 Location Upstairs, an airy landing, recently painted and welllit by an impressively sized window, houses built-in storage and affords access to the family bathroom and three bedrooms; two south-facing double bedrooms and a rear garden-facing double bedroom with a fabulous far-reaching outlook towards Arthur s Seat. All three bedrooms are tastefully presented with plush carpeting and benefit from excellent incorporated storage, in particular, the master bedroom which boasts wall-to-wall mirrored wardrobes. Finally, a superbly stylish, recently-renovated bathroom, tiled with on-trend stark-white metro tiling, comprises a modern WC-suite, a towel radiator and an L-shaped bathtub with a double overhead shower combining a deluxe rainfall shower head. Offering outstanding potential for development (with the necessary consents) is a large, almost fully-floored attic space, whilst smart metered gas central heating system and double glazing throughout, ensure a warm and economically-run home. Outside, the house enjoys a lovingly-tended rear garden, enclosed by fencing and incorporating a neat lawn, well-stocked plant beds and a patio terrace for alfresco dining. To the front of the house, a private driveway, with space for two cars, leads to a detached single garage with power and lighting. Further notable features of the property are WiFi smoke detectors, an alarm system and external security lighting. Nestled in a green valley against the backdrop of Blackford Hill and the conservation area of the Grange; the small and exclusive area of Blackford offers one of the capital s most tranquil living spaces. The peaceful suburb is lined with delightful period properties, mature garden grounds and vast green spaces. The city centre is just over two miles away, with neighbouring Morningside and Bruntsfield offering a wide variety of cafés, restaurants, coffee houses, bistros, independent shops, galleries, boutiques, a luxury cinema, theatres, banks, a library and various supermarkets including Waitrose and M&S. For more extensive shopping the New Town offers exclusive designer outlets including Harvey Nichols, Louis Vuitton and Jenners, to name a few. Embraced by two of Edinburgh s greenbelt areas, Arthur s Seat and Blackford Hill Nature Reserve, the area enjoys the best of city living and peaceful nature on your doorstep. Craigmillar Park Golf Club is within easy walking distance, and residents of Blackford are also entitled to discounted membership at the Edinburgh University King s Buildings gym (just 140 annually). Blackford enjoys easy access to prestigious state and private schooling at primary and secondary level, with Edinburgh s top universities also situated close by. The area is very well served by day and night public transport, walkways and numerous cycle paths. Dimensions (Taken from the widest point) Living Room 4.73m (15 6 ) x 4.08m (13 3 ) Dining Room 3.46m (11 4 ) x 3.05m (10 ) Kitchen 3.69m (12 1 ) x 3.02m (9 11 ) Conservatory 3.37m (11 1 ) x 1.64m (5 5 ) Master Bedroom 4.32m (14 2 ) x 2.94m (9 8 ) Bedroom m (12 4 ) x 3.03m (9 11 ) Bedroom m (9 11 ) x 2.78m (9 1 ) Bathroom 2.75m (9 ) x 1.55m (5 1 ) Garage 6.26m (20 6 ) x 2.93m (9 7 ) Viewing Sunday 2-4pm and by appointment with Gilson Gray on EPC Rating - C Council Tax Band - F Note: No guarantees can be given in respect of the foregoing appliances.

5 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 gilson gray #passionateaboutproperty gilson gray property OUR PROPERTIES CAN BE FOUND ON; AGENTS NOTE 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.