Palmerston Road GRANGE EDINBURGH

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1 Palmerston Road GRANGE EDINBURGH

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3 Palmerston Road GRANGE EDINBURGH A substantial detached family home with a large garden and garage. Ground floor Entrance hall Drawing room Dining room Play room Family room Garden room Study/bedroom 6 Kitchen/breakfast room Bathroom Guest bedroom with en suite bathroom Shower room First floor Master bedroom with en-suite bathroom 3 further double bedrooms Shower room Mature private walled garden Garage with utilities Off street parking for 2-3 cars These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text.

4 Situation 19 Palmerston Road is in an attractive, popular treelined street with handsome period villas set in one of Edinburgh s most desirable residential areas, approximately 1.5 miles from Edinburgh s bustling city centre. The property lies on the south side of the city with easy access to the city by-pass leading in turn to Edinburgh International Airport and many arterial roads to the West, North and South. There are excellent local shops, bistros and bars in Marchmont, Bruntsfield and Morningside as well as Waitrose, Marks & Spencer and Tesco supermarkets. In addition there is the King s Theatre and Dominion Cinema. Local sporting facilities include a number of golf courses, and there are pleasant walks in the open spaces of the nearby Blackford Hill. First class schools include George Watsons, George Heriots, and Merchiston Castle to the south side of the city with, to the north, Edinburgh Academy, Fettes College, St George s School for Girls and Mary Erskine/Stewart s Melville College.

5 Description 19 Palmerston Road is the perfect family home. Located in the much sought after area of The Grange, the house combines wonderful entertaining space with five double bedrooms, a lovely garden, a large garage and off street parking. The current owners have carried out a lot of improvements to the house resulting in an immaculate home that is ready for a family to move in to and immediately start enjoying. The central hallway gives an immediate impression of grandeur and space and this continues through the ground floor. Wonderful entertaining space is provided by the two formal public rooms which consist of the drawing room to the front and the dining room to the rear of the house. Both have lovely proportions and wooden floors. The kitchen/breakfast room is the hub of the home and is very well appointed. Directly off the kitchen is the garden/sitting room with doors to the patio area. There is a back door and a shower room adjacent to the kitchen. Ideal for families, there is a further family room and a play room accessed via the study. From the play room there is direct access to the garden. Also on the ground floor is the guest bedroom with en-suite bathroom and a separate bathroom. Upstairs there is an attractive open landing which leads to all the main bedrooms. The master bedroom is an impressive size and benefits from an immaculate bathroom with a free standing bath and a large shower unit. There are three further double bedrooms and a shower room.

6 Outside there is a large private garden with patio areas, a lawn and mature borders. There is a beautifully kept front garden as well as off street parking and a double garage. The property offers all that most families could look for in a home. Beautifully proportioned rooms in excellent condition and the benefit of a prime address, large garden and private parking. Services The house is served by mains electricity, water and drainage. There is a gas fired central heating system. Council Tax The property is in Council Tax band H.

7 Approximate Gross Internal Floor Area 4229 Sq Ft Sq M (Including Garage) This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars Shower Garden 20'8'' x 10'8'' 6.30 x 3.25m Kitchen/ Breakfast 25'11'' x 11'5'' 7.90 x 3.48m Larder Play 12'10'' x 11'9'' 3.91 x 3.58m Study 10'11'' x 10'2'' 3.33 x 3.10m Cloak Dining 16' x 13'6'' 4.88 x 4.11m Garage/ Utility 19'7'' x 14'8'' 5.97 x 4.47m Bedroom 4 15'11'' x 10'4'' 4.85 x 3.15m Shower Bedroom 3 16'5'' x 10'8'' 5.00 x 3.25m Family 12'10'' x 11'8'' 3.91 x 3.56m Bathroom Ensuite Bathroom Hall Drawing 21'11'' x 15'11'' 6.68 x 4.85m Entrance Hall Bedroom 5 16' x 11'11'' 4.88 x 3.63m Master Bedroom 21'11'' x 15'11'' 6.68 x 4.85m Ensuite Bathroom Bedroom 2 16' x 16' 4.88 x 4.88m Ground Floor First Floor

8 Queen Street Edinburgh, EH2 4NF KnightFrank.co.uk Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing ( information ) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Viewing by appointment only. Particulars dated May Photographs dated May Knight Frank LLP is a limited liability partnership registered in England with registered number OC Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members names. Energy Efficiency Rating