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"We are delighted to present to the market this spectacular three bedroom family home, ideally situated in the highly desirable Blackford area of south Edinburgh.

Offering over 155sqm of bright and versatile living space, this substantial property combines classic charm with contemporary comfort, making it an exceptional choice for growing families looking for a spacious home in a prime residential setting.

Thoughtfully designed, the home boasts a well balanced and flexible layout. The ground floor features a large, welcoming sitting room with beautiful bay windows that flood the space with natural light. The bright and airy dining area leads into a stylish modern kitchen, housed within the rear extension. This open plan space is perfect for day to day living as well as for hosting gatherings and entertaining guests.

Also located on the ground floor are two generously sized bedrooms, one of which can also serve as a second sitting room, study, or guest bedroom, offering excellent versatility. A charming box room is currently set up with bunk beds. Completing this level is a convenient WC and a family bathroom featuring a shower over bath.

On the first floor, set above the kitchen extension, is a further spacious double bedroom. This peaceful and private room is well suited as a master bedroom, older child s space, or even a home office or creative studio.

One of the standout features of this home is the extensive and well maintained private garden, providing a secure and tranquil outdoor space for children to play, adults to relax, and enjoying outdoor dining during warmer months. In addition, residents benefit from access to a communal courtyard area, enhancing the sense of community and shared space.

This property also benefits from a private garage, providing secure off street parking and valuable storage, an increasingly rare feature in this popular and centrally located part of Edinburgh.

Further enhancing the home s appeal are practical modern comforts including efficient gas central heating and slimline double glazing throughout, ensuring warmth and energy efficiency while preserving the traditional character of the property.

This outstanding home is perfectly suited to those seeking generous living space, excellent amenities, and a strong sense of community. The Blackford area is well regarded for its peaceful residential streets, proximity to some of Edinburgh s top performing schools, and easy access to green spaces such as Blackford Hill and The Hermitage. Local shops, cafes, and transport links are all nearby, with the city centre just a short journey away.

Offering the ideal combination of character, comfort, and convenience, this is a rare opportunity to acquire a truly exceptional family home in one of Edinburgh s most sought after neighbourhoods.



The Location and Schools

The property is within the catchment areas for Sciennes High School and James Gillespie s High School, both of which are regarded as top Edinburgh schools.

Blackford has an excellent range of local amenities in close proximity and a wide selection of convenience and speciality shops, coffee shops and restaurants in Morningside and Marchmont. The location is particularly convenient for access to the Edinburgh University s King s Buildings and the Royal Infirmary of Edinburgh and Bioquarter. Recreational facilities within easy reach include the open spaces of Blackford Hill and The Hermitage of Braid. The city bypass is a short drive away and provides easy links to the Scottish motorway network and Edinburgh International Airport. There are also excellent bus services which run to and from the city centre.



Extras

The items included in the sale of the property are the fitted floor coverings, light fittings and fixtures.

The seller will not warrant the working order of any appliances, systems or services."