2 bed Flat For Sale £569,000
23 (2F1) London Street, New Town, Edinburgh EH3

This most spacious 2nd floor flat (126 sqm) of immense character is conveniently located in a wide cobbled street in Edinburgh’s prestigious New Town. It forms part of a classic stone tenement (Circa 1819) designed by Robert Reid and Listed Category A. This desirable apartment retains many timeless period features including ornate cornicing, centre roses, sanded floors solid timber doors, working shutters and authentic fireplaces. It is an ideal City Centre home and equally a proven letting investment. The property boasts an elegant public room to the front which has a period black marble fireplace with gas fire, wall panelling, very ornate cornicing, twin windows and ample space for both dining and lounge furniture. A versatile box room/home office provides a platform bed for overnight guests and doors to both the hall and sitting room. The larger than average and extremely sunny dining room/kitchen has a wealth of modern cabinets (which includes easy-glide drawers), an integrated dishwasher, oven and 5-ring gas hob with wide hood above. To the front, the largest double bedroom also benefits from two windows and cornicing. A further generously proportioned double bedroom enjoys a sunny south-facing position. Much larger than average and flooded in natural light, the impressive bathroom features quality white contemporary sanitary ware comprising a bath, wash hand basin, toilet and a step-in corner shower cabinet. There is also a toilet compartment with modern W.C. And wash hand basin. Gas central heating is installed (serviced annually) and the period sash-and-casement timber windows have the original Georgian panes. The fabric of the building itself was extensively ungraded in recent years and has traditional stone-flagged floors, circular cupola, a very sturdy entrance door complete with entry phone system plus characteristic black railings. The flat has the benefit of an under-pavement cellar.

London Street is a significant part of Edinburgh’s much admired Northern New Town, a protected Conservation Area and World Heritage Site. This most central setting is quite literally a few yards away from Broughton Street lined with coffee shops, bars to suit all tastes, wine merchants and speciality food stores. It is also very close to major retail fashion outlets, the Omni Centre and major tourist attractions. The delights of Stockbridge ‘village’ and the Water of Leith Walkway are equally readily accessible. Waverley Rail Station, the main bus station, airport terminus and tram routes are all only a short walk away.

The area offers Zone 6 parking for residents (costs are available from the City of Edinburgh Council).

The oven, gas hob, cooker hood, integrated dishwasher, fridge/freezer and washing machine are included in the sale price.

Council Tax band F and EPC D

The property has been valued by Chartered Surveyors at �575,000 and the Home Report is available via the espc web site.

To view telephone Agents on out with office hours).

Sitting Room
An elegant room with two windows to front, period black fireplace with gas fire, wall press and access to box room/office. There is very ornate cornicing, a centre rose, working shutters, low-level panelling and sanded floor.
(6.80m x 4.80m / 22'4" x 15'9")

Kitchen/Dining Room
An extremely bright and sunny spacious dining kitchen boasting numerous modern units with an integrated dishwasher, built-in oven and gas hob/hood. There is ample space for a dining table/chairs.
(5.00m x 3.90m / 16'5" x 12'10")

Bedroom 1
A very large front-facing double bedroom with 2-windows, cornicing and sanded floor
(5.10m x 4.60m / 16'9" x 15'1")

Bedroom 2
A second large double bedroom with south-facing window and original fireplace
(5.60m x 3.70m / 18'4" x 12'2")

Bathroom
A very modern and extra-large bathroom featuring stylish white W.C, wash hand basin, bath and shower enclosure. It has a south-facing window, modern floor tiles and ladder/radiator
(4.30m x 1.95m / 14'1" x 6'5")

Box Room/Office
A versatile box/room with doors to both sitting room and hall
(3.60m x 1.55m / 11'10" x 5'1")

Toilet Compartment
A handy separate W.C. Compartment with modern white W.C. And hand basin