Flat for sale in 12/3 Rossie Place, Abbeyhill, Edinburgh EH7

**open viewing - Sunday 30th June - 12 noon - 1.30PM**

Situated in the popular area of Abbeyhill, this beautifully presented ground floor, large one-bedroom flat in a traditional Edwardian tenement is move-in ready and a must see!

Accessed via a secure and freshly decorated common stair, and with recently engineered wooden flooring throughout, the property is comprised of: A spacious entrance hall with excellent storage. A generous dining living room with ornate cornicing, dado rail, custom length curtains and ample room for freestanding living and dining furniture. The kitchen is fitted with contemporary wall and base storage units, wood effect tiled splashback and quality integrated appliances (namely a gas hob with extra canopy, electric oven, fridge freezer and dish washer). The spacious double bedroom has an integrated double wardrobe with sliding doors, window blinds and curtains, and exceptional natural light. There is a further utility/ storage cupboard currently comprising the washer/ dryer for additional convenience. A modern tiled shower room with basin, WC and dual handheld and overhead waterfall walk-in shower, full wall mirror, feature concrete counter and built-in vanity storage completes the accommodation.

The property further benefits from gas central heating system with combination boiler in addition to underfloor electric heating in the bathroom and kitchen. Furthermore, insulated walls and double glazing help to keep the property efficient year round. Externally, permit parking is found on street, and there is a well maintained communal garden to the rear.

Abbeyhill, East of the city centre, is well known in Edinburgh for its vibrant and lively culture. With Leith on the doorstep, there is an eclectic mix of local shops, small businesses, cafes and restaurants along Leith Walk and Easter Road. Excellent supermarket shopping is provided by a Sainsbury's superstore in Meadowbank Shopping Park, along with many other retailers, less than a mile away. The city centre is also in close proximity, with St James Quarter, Princes Street and Multrees Walk offering the best of High Street and luxury shopping. There are easily accessible open green spaces for recreation purposes found at Lochend Park, Holyrood Park and Arthur's Seat. Well served by day and night bus services to the city centre, in addition to round the clock tram services which provide direct access to Edinburgh International Airport and there is also easy vehicular access to the A1 and the City Bypass.

All window furnishings (curtains, curtain poles, blinds etc), light fixtures and integrated appliances are included in the sale. Some freestanding appliances and furniture can be negotiated. The wall insulation has a 25 year guarantee. No warranties or inventory will be provided.

Under the hmrc Anti Money Laundering legislation, all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds and required to produce proof of identity and proof of address. This is acceptable either as original or certified documents. By submitting an offer for acceptance, you agree to this condition and are happy for DJ Alexander to contact you for these purposes.

EPC: C
Council Tax: B - £1550.95 inclusive of water and sewage* (*based on 2023/2024 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains connection –The electrical distribution board has circuit breakers and is located in the living room, alongside the Smart meter. There is also a smaller dated fuse
board adjacent. The property has a connection to Google Nest home heating, which can be controlled remotely.
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Mains gas - boiler and radiators
Broadband: 1000 mbps (Potential download speed)
Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage
Parking: On street permit and pay-and-display parking is available on surrounding streets under zone N6 (Permits obtained upon application to The City of Edinburgh Council and payment of fees)
Factor: There is no factor for this property
All statements contained herein are believed to be correct but are not guaranteed and interested parties must satisfy themselves as to their accuracy.<br /><br />