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"Peacefully nestled on a quiet tree lined street, The Chimneys,12 Barntongate Avenue is a wonderful four bedroom detached family home, situated in Barnton, a popular residential area west of the city centre.

Occupying a secluded plot,Good af the property is approached through its driveway affording parking for multiple vehicles, and garage with electric up and over door. The front garden lawn benefits from a bright southerly aspect, featuring trees and perennial shrubs, Acers, Eucalyptus, Cotinus, Pieris and Photinia.

Having been recently refurbished by the current owners and with double glazing throughout, this much loved family home is now presented to the market for the first time since 1987 and offers spacious and versatile modern family accommodation. The ground floor is host to entrance vestibule, hall, sitting room with gas fire and access to the adjoining large garden room enjoying tranquil views to the rear garden, dining room with southerly aspect, contemporary dining kitchen benefitting from integrated appliances with utility cupboard and access to the garden a shower room completes the accommodation on this level.

On the first floor is the principal bedroom, second double bedroom with ensuite shower room, third double bedroom all with fitted wardrobe storage, family bathroom and fourth double bedroom currently utilised as a study which can be fully opened through bi folding doors to the sunroom, bathed in natural light due to its vast expanse of thermal glass. There is also a large fully floored and insulated loft offering ample storage with ladder access. High efficiency Solar panels installed July 2023, making this family home super efficient.

Of particular mention is the property s east west facing rear garden, a labour of love largely laid to lawn, offering a large sandstone patio, directly accessed through the garden room French doors or the kitchen, ideal for al fresco dining and endless entertaining and recreational opportunities including a large deck. The garden is lavishly stocked with a garden hut, brick bbq area and a plethora of feature trees, perennial shrubs, Magnolia, Pendulous Silver Birch, Red Acer, Amelanchier, Flowering Cherry, Camelias, Holly and Fruit Trees.

The area is well served by an array of superb local amenities and schools both in the state and private sector falling within the catchment area Clermiston Primary School and The Royal High School, and lies within easy access to the city centre whilst being conveniently placed to access transport links to Edinburgh International Airport, Queensferry Crossing, the City Bypass and Scotland s Central Motorway Network.

Summary of Accommodation

Ground Floor
Entrance Vestibule and Hall, Sitting Room, Garden Room, Dining Room,
Kitchen Breakfast Room, Utility, Shower Room

First Floor
Principal Bedroom, Double Bedroom Two with ensuite Shower Room,
Two Further Double Bedrooms, Sunroom, Bathroom
Fully Floored and Insulated Loft with Ramsay Ladder

Outside Space
Garage for up to Two Cars with Electric Up and Over Door
Driveway with Off Street Parking for Multiple Vehicles
Front garden lawn edged featuring trees and perennial shrubs, Acers,
Eucalyptus, Cotinus, Pieris and Photinia.
Enclosed rear garden patio and Lawn stocked with a garden hut and a plethora of feature trees, perennial shrubs, Magnolia, Pendulous Silver Birch, Red Scer, Amelanchier, Flowering Cherry, Camelias, Holly and Fruit Trees.

EPC B
CT Band G
Tenure Freehold

Viewing by appointment.




EPC Rating C
Council Tax Band G
"