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" A particularly well presented, modern four bedroom detached villa, enjoying a quiet cul-de-sac location within an established residential development, located in the Barnton district in the North of Edinburgh. Comprising entrance vestibule and hallway, living room, kitchen/breakfast room, utility room, dining room, cloakroom, first floor landing, master bedroom with ensuite, three double bedrooms and family bathroom. This well maintained property is tastefully decorated and appointed throughout and enjoys generous garden grounds to the front side and rear, with a two car, monobloc driveway leading to an integral single garage with up and over door. There is also ample on street visitor parking in designated bays. Internally the property benefits from modern wood framed double glazing, gas central heating and excellent storage provision. The front windows on the first floor over fine views, northwards across open countryside, whilst the rooms to the rear enjoy a leafy outlook over the landscaped private gardens. Barnton is an affluent suburb of Edinburgh and is home to the Royal High School and the Royal Burgess Golfing society. It is well positioned with easy access to main trunk routes and nearby local shopping amenities such as The Gyle shopping centre. More extensive shopping is available in Corstorphine, Hermiston Gait and Craigleith Shopping Centres which are all a short drive from the property. The scenic Cramond Shore is also close by, with views across the Firth of Forth. For commuters, ready access is available westwards to the M8, M9, the City bypass and Edinburgh International Airport and northwards to the Forth Road Bridge and M90 beyond. Recreational and leisure facilities in the area include Drumbrae Leisure Centre, Cramond promenade, Edinburgh Zoo, a selection of golf courses and the David Lloyd Fitness Centre.

Entrance Vestibule - 4' 3'' x 4' 3'' (1.31m x 1.30m)
Tiled and glazed entrance vestibule with glazed panelled door opening into the entrance hall.

Entrance Hall - 20' 11'' x 10' 7'' (6.40m x 3.25m)
A spacious and carpeted entrance hallway, serving the ground floor accommodation, with access to cloakroom. Comprising deep understairs storage cupboard, plain cornice, radiator, phone point, pendant light fitting and carpeted stairway to the upper floor.

Living Room - 18' 10'' x 16' 3'' (5.75m x 4.98m)
Bright and spacious, carpeted living room with triple bay window overlooking the front garden. Comprising traditional wooden fire surround with marble inset, hearth and coal effect gas fire, fitted shelving system, plain cornice, satellite TV and phone points, radiator and pendant light fittings.

Kitchen Breakfast Room - 14' 1'' x 9' 8'' (4.30m x 2.95m)
Rear facing kitchen with window overlooking the landscaped rear garden grounds. Comprising fitted units with extensive Corian style worktops with tiled splashbacks, stainless steel sink with drainer, five ring gas hob and electric oven with extractor canopy over, integrated fridge and dishwasher, porcelain floor tiles, radiator, plain cornice, halogen spotlighting and downlighters, phone point and door to adjacent utility room.

Utility Room - 8' 6'' x 5' 4'' (2.60m x 1.63m)
Off the kitchen and also set to the rear with window and door to the garden. Comprising fitted units with Corian style worktops and tiled splashbacks, free standing freezer, washing machine and tumble dryer, porcelain floor tiles, radiator, wall mounted central heating boiler, plain cornice and ceiling mounted spotlights.

Dining Room - 12' 1'' x 10' 11'' (3.70m x 3.33m)
Spacious, carpeted dining room set to the rear, with patio doors opening on to the rear garden. Comprising radiator, ornate cornice and ceiling light fitting.

Cloakroom - 5' 4'' x 3' 6'' (1.65m x 1.08m)
Good sized internal cloakroom, set off the ground floor hallway. Comprising contemporary two piece suite including concealed cistern, half height wall tiling, porcelain floor tiles, chrome heated towel rail, fitted vanity mirror, plain coving, extractor fan and halogen downlighters.

First Floor Landing - 14' 6'' x 13' 9'' (4.42m x 4.20m)
A carpeted stairway rises from the lower level, with double window on the half landing and leading to a spacious T shaped upper landing serving the bedrooms and bathroom. Comprising deep airing cupboard housing the hot water tank, access hatch to roof void, plain cornice and pendant light fitting.

Master Bedroom - 16' 4'' x 14' 8'' (5.00m x 4.48m)
Particularly spacious and light, carpeted double bedroom with triple bay window offering views to the front towards the hills and woodlands to the north. Comprising built in mirror wardrobes, radiator, plain cornice, ceiling light fitting and door to en-suite shower room.

Master En-Suite Shower Room - 10' 2'' x 4' 9'' (3.12m x 1.47m)
Off the master bedroom with window to the side. Comprising large recessed, tiled shower enclosure, vanity unit with Jack and Jill washbasins and fitted wall mirror over, storage cupboards, concealed cistern and WC, half height wall tiling with complementary floor tiles, chrome heated towel rail and halogen downlighters.

Bedroom Two - 14' 10'' x 10' 0'' (4.54m x 3.06m)
Also set to the front with window overlooking the garden, this spacious double bedroom benefits from fitted carpet, built in mirror wardrobe, radiator, plain cornice and pendant light fitting.

Bedroom Three - 14' 10'' x 11' 0'' (4.54m x 3.38m)
A third, spacious, carpeted double bedroom with window overlooking the rear gardens. Comprising built in mirror wardrobe, radiator, plain cornice and pendant light fitting.

Bedroom Four - 10' 6'' x 10' 3'' (3.22m x 3.14m)
Fourth spacious, carpeted double bedroom with windows to the rear, built in mirror wardrobe, radiator, plain cornice and pendant light fitting.

Family Bathroom - 7' 2'' x 7' 2'' (2.19m x 2.19m)
Off the upper landing with coloured three piece suite including mixer shower unit over bath, fully tiled floor and walls, vanity unit with concealed cistern and storage, window to the rear, radiator, plain cornice and halogen downlighters.

Garage - 18' 4'' x 8' 4'' (5.60m x 2.55m)
Integral single brick built garage with up and over front door, window to the side, light and power.

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