2F2, Gardner’s Crescent, Edinburgh, EH3 8BZ

Living/Dining Room
A bright, open-plan living and dining space featuring large sash and case windows, wrought-iron window baskets and a stunning marble and slate fireplace with decorative cast iron surround and grate. West-facing with an open outlook, the room benefits from plenty of natural light.

Bedroom 1
A double bedroom with an open outlook, original cornicing and a large sash and case window. In addition to the large built-in wardrobe there's a shelved Edinburgh press cupboard.

Bedroom 2
A second double bedroom complete with large sash and case window to the rear of the property.

Bathroom
A bright and modern, tiled bathroom with a three-piece-suite and over-the-bath shower.

Kitchen
A modern kitchen complete with appliances.

About Fountainbridge
Gardner's Crescent is part of the sought-after Fountainbridge area of Edinburgh and falls within the West End Conservation Area. With the EICC and Fountain Park nearby, residents have easy access to a multi-screen cinema, bowling alley, health club and restaurants. Union Canal with its walk & cycle path is just a stone's throw away. The property is also close to Lothian Road and Tollcross with their selection of theatres, cinemas, bars and restaurants. Haymarket railway station is just a short walk away, and the flat offers easy access to trams, buses and Edinburgh airport.

Additional Information
EPC Rating: C
Council Tax Band: D
A-Listed and within the West End Conservation Area
Gas central heating - serviced annually

Included Items
All carpets, light fittings, blinds and kitchen appliances are included.

TERMS & CONDITIONS OF SALE
NOTES OF INTEREST should be made via a solicitor, as soon as possible, to ensure interested parties are informed in the event of a closing date being set for the receipt of offers. Only formal offers made by a solicitor will be considered. All offers and notes of interest should be sent to [email protected]. The seller is not bound to accept the highest, or any offer.

DISCLAIMER All sales particulars and listing information published by Ativa Property Ltd relating to this property do not form part of any contract with a prospective buyer. All statements and measurements contained herein are believed to be correct but are not warranted or guaranteed. Purchasers must satisfy themselves as to the accuracy by inspection or otherwise. No guarantee is given as to the working conditions of any appliances, nor that the property meets all current legal specifications. The photographs, video and floorplan shown belong solely to Ativa Property Ltd. It should not be assumed that the property has all required planning, building regulation or other legal consents.

All Scottish homes require a smoke alarm to be installed in the room most frequently used for living purposes and in every circulation space on each floor. A heat alarm also needs to be installed in each kitchen. The alarms need to be ceiling mounted and interlinked. Where there is a carbon-fuelled appliance such as a boiler, open fire or wood burner, a carbon monoxide detector is also required. These requirements and any existing equipment has not been assessed or tested for this property and it is the purchasers responsibility to confirm that the property will comply with these standards following a change of ownership.

UK ANTI-MONEY LAUNDERING LEGISLATION requires that all offers to purchase a property either on a cash basis, or subject to mortgage, require the buyer to show satisfactory evidence of their source of funds and proof of their identity and address to the selling agent, Ativa Property Ltd. This is required via original or certified documents.