Purdie & Co Solicitors & Estate Agents 31 COATES GARDENS WEST END, EDINBURGH, EH12 5LG 895,000

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1 31 COATES GARDENS WEST END, EDINBURGH, EH12 5LG Offers Over 895,000 Purdie & Co. are pleased to bring to the market this rarely available four storey townhouse in the West End. In need of modernisation, this is a fantastic opportunity to create a stunning property suited to modern living whilst retaining many period details such as detailed cornicing, ornate central roses, a selection of fireplaces and working shutters, (although many need some refurbishment). ACCOMMODATION Ground Floor: Entrance vestibule, hall, dining room, double bedroom, utility room,. First Floor: Drawing, master bedroom with en-suite bathroom. Second Floor:, 3 double bedrooms, single bedroom, bathroom. Basement: with storage cupboards, sitting room, kitchen, 2 double bedrooms, bathroom. OUTSIDE the front of the property is a patio with 2 unlined cellars. the rear of the property is a small patio and gravelled path leading to a communal garden shared with no.33 Coates Gardens. VIEWING By appointment with Purdie & Co. on Purdie & Co Solicitors & Estate Agents Property Department 69 Haymarket Terrace, Edinburgh EH12 5HD Tel: Fax: LP 1 Edinburgh 26 property@purdiesolicitors.co.uk Website: EPC: BAND G

2 Edinburgh s fashionable West End is typified by pretty Georgian and Victorian Crescents and wide open streets. Located within easy reach of the city centre. Conveniently located for the Clysdale Bank Plaza, the IECC and the financial institutions based on Lothian Road together with both the Scottish Widows and Standard Life headquarters. Charlotte Square, Princess, the vibrant and atmospheric Old wn and the rejuvenated canal basin are all easily accessible, providing a wide range of amenities, shops, bars and restaurants. The King s, Traverse and Royal Lyceum theatres are all close by, together with cinemas such as the Edinburgh Filmhouse and Odeon. Excellent public transport links such as Haymarket train station, regular bus services and Edinburgh s tram service. VESTIBULE A large entrance vestibule with Victorian terrazzo tiled floor, ornate cornice and central rose. A glass panelled door opens onto: HALL Also with terrazzo tiled floor, stone mantel piece, detailed cornice and store cupboard.

3 DINING ROOM DRAWING ROOM A large room with bay window and working shutters. Shelved press, impressive mantel piece, detailed cornice and central rose. FAMILY ROOM An impressive entertaining room with a large bay window overlooking the front of the property. This huge room retains original details such as detailed cornice and central rose, picture rail, elegant mantel piece with a tiled hearth and timber flooring. With views to the rear of the property, mantel piece, detailed cornice and central rose, shelved press, working shutters and generous storage cupboard. MASTER BEDROOM UTILITY ROOM Quietly situated to the rear of the property with timber floor, stone mantel, detailed cornice and working shutters. Wall mounted and floor standing units, stainless steel sink and clothes pulley. EN-SUITE BATHROOM and wash hand basin. Featuring a four piece suite comprising bath, shower cubicle, and wash hand basin. Detailed cornice and working shutters. A stone staircase with original balustrade comprising timber handrail with cast iron spindles rises to the first floor landing. The stairs with original balustrade rises to the second floor landing. Storage cupboard and central cupola providing ample natural light.

4 KITCHEN KITCHEN Internal kitchen with skylight window. Fridge freezer, cooker, stainless steel sink. An internal kitchen with cooker, sink and floor standing unit. DOUBLE BEDROOM 2 Situated to the front of the property with mantel piece, shelved press and elegant cornice. Situated to the rear of the property with views to the central gardens. Elegant cornice and stone mantel. DOUBLE BEDROOM 3 Timber floor, mantel piece and elegant cornice. DOUBLE BEDROOM 4 Timber floor, mantel piece and elegant cornice. SINGLE BEDROOM 5 Skylight window. BATHROOM Featuring a white three piece suite comprising bath, and wash hand basin. From the ground level hall a timber and glass door opens onto a set of stairs that leads to the basement level hall with ample storage cupboards. SITTING ROOM Situated to the rear of the property with storage cupboard and door to an internal kitchen. DOUBLE BEDROOM 6 DOUBLE BEDROOM 7 Also situated to the front of the property. BATHROOM Featuring a three piece suite comprising bath, and wash hand basin. FRONT PATIO With stairs leading down from street level. Two unlined cellars. REAR PATIO AND GARDEN The back door opens onto a small patio with steps leading to a gravelled path leading to a garden shared with no.33 Coates Gardens. PLEASE NOTE This is an executry sale and no warranties will be given regarding any appliances, electrics or plumbing. PARKING There is both metered and permit parking in the immediate area.

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6 4696 Sq Ft Sq M (Including ) s 90 Sq Ft Sq M For identification only. Not to scale. SquareFoot Coates Gardens, Edinburgh, Midlothian, EH12 5LG 31 Coates Gardens, Edinburgh, Midlothian, EH12 5LG 4696 Sq Ft Sq M (Including ) s 90 Sq Ft Sq M For identification only. Not to scale. SquareFoot Sq Ft Sq M (Including ) s 90 Sq Ft Sq M For identification only. Not to scale. Utility 11' x 8'7'' SquareFoot 2017 Sitting 3.35 x 2.62m 16'10'' x 12'8'' 5.13 x 3.86m Family 16'9" x 12'8" 5.11 x 3.86m 8'8'' x 7'11'' 2.64 x 2.41m Sitting 16'10'' x 12'8'' 5.13 x 3.86m Utility 11' x 8'7'' 3.35 x 2.62m Sitting 16'10'' x 12'8'' 5.13 x 3.86m Family 16'9" x 12'8" 5.11 x 3.86m Family 16'9" x 12'8" 5.11 x 3.86m Dining Bedroom 7 17'1'' x 8'6'' 5.21 x 2.59m 28' x 16'3'' 8.53 x 4.95m Bedroom 6 21'6'' x 12'2'' 6.55 x 3.71m Vestibule 8'8'' x 7'11'' 2.64 x 2.41m 8'8'' x 7'11'' 2.64 x 2.41m Utility 11' x 8'7'' 3.35 x 2.62m 7'9'' x 5'6'' 2.36 x 1.68m Bedroom 7 17'1'' x 8'6'' 5.21 x 2.59m Bedroom 6 21'6'' x 12'2'' 6.55 x 3.71m 10' x 4'6'' Vestibule 3.05 x 1.37m Bedroom 7 17'1'' x 8'6'' 5.21 x 2.59m Dining 28' x 16'3'' 8.53 x 4.95m Ground Floor 7'9'' x 5'6'' 2.36 x 1.68m Ensuite 10' x 4'6'' 3.05 x 1.37m Vestibule Basement 7'9'' x 5'6'' 2.36 x 1.68m Dining 28' x 16'3'' 8.53 x 4.95m Bedroom 6 21'6'' x 12'2'' 6.55 x 3.71m Master Bedroom Basement 20'9'' x 12'9'' 6.32 x 3.89m Basement x 6'2'' 9'3'' 10' x 4'6'' 2.82 x 1.88m 3.05 x 1.37m Bedroom 2 17'5'' x 12'8'' 5.31 x 3.86m Ground Floor Ground Floor Void Landing Void Drawing 28' x 25'11'' 8.53 x 7.90m First Floor Bedroom 4 16'11'' x 12'8'' 5.16 x 3.86m Bedroom 5 9'10'' x 8'4'' 3.00 x 2.54m Bedroom 3 16'9'' x 12'9'' 5.11 x 3.89m Second Floor While the foregoing particulars are believed to be correct their accuracy is not warranted. A Closing Date for offers may be fixed. Prospective purchasers are advised to have their Solicitors Note Interest with Purdie & Co.