Lynedoch PlaceEdinburghEH3

A beautiful A listed flat with private garden and parking.

DescriptionThis is an exceptional ground and garden flat in one of Edinburgh’s most prestigious conservation areas. The property is well balanced, spacious and bright, as well as being well loved throughout.

Occupying two floors of a beautiful Georgian house, the property is nicely set back from the road on a quiet cul-de-sac, located close to the Historic city centre and all amenities found in the West End and the New Town.

Approached via a pretty front garden, a smart communal entrance guides you to the ground floor entrance; shared with only two others. Having the combination of the private rear garden, parking and flexible accommodation including a studio flat, makes this impressive home stand out from the crowd.

3 2 2

Outside there is a large, mature south facing back garden; a peaceful and secluded space planted with flowering trees and bushes both deciduous and evergreen. A door leads directly to the large, partially covered, gated parking space. (Accessed from Lynedoch Place Lane).

Key features:• Drawing room with views across the Water of Leith at Dean

Bridge and looking towards Holy Trinity Church• Separate studio flat, ideal for a granny/ nanny• Under pavement cellar storage• Numerous period features including fireplaces, cornicing

and architraves• Warm, homely interiors• Walking distance from a range of local amenities and green

open spaces

LocationLynedoch Place is positioned in one of Edinburgh’s most desirable residential areas in the western side of the New Town, neighbouring the West End, Stockbridge and Comely Bank. The property is within walking distance of George Street, Princes Street and Charlotte Square, which form the commercial heart of the city. The West End offers a plethora of independent shops, eateries and coffee houses, and vibrant Stockbridge is a short walk away.

Drumsheugh Swimming Baths and The Dean Tennis and Squash Club are nearby. Further pleasant walks can be enjoyed in the Botanic Gardens, Inverleith Park and along the Water of Leith Walkway. The Galleries of Modern Art are also within easy reach. Haymarket train station is close by and the tram network provides an efficient service to Edinburgh International Airport. There is also an excellent bus service covering the whole city, with the nearest bus stop located just a stone’s throw away.

Council Tax Band G

Financial Guarantee/ Anti Money LaunderingAll offers to purchase the property (regardless of whether the offer is on a cash basis or subject to loan funding) must be accompanied with evidence of Source of Funds. This can be in the form of a bank statement showing the purchase price, a financial reference from a bank/funding source, or confirmation from a solicitor that the purchaser has sufficient funds to complete the purchase. In addition, the purchaser must supply certified copies of his/her passport and confirmation of residence in terms acceptable under anti money laundering (AML) legislation. These documents will be required for all individuals who will appear on the title once the transaction is complete.

Connecting people & property, perfectly.

Knight Frank Edinburgh 80 Queen Street Edinburgh EH2 4NFknightfrank.co.uk

Emma Marshall0131 222 9600 emma.marshall@knightfrank.com

I would be delighted to tell you more.Ce

llar

8' x 5

'1''

2.44

x 1.

55m

Cellar8' x 5'7''

2.44 x 1.70m

Courtyard16'5'' x 8'10''5.00 x 2.69m(approximate)

BStore

Kitchen8'6'' x 6'

2.59 x 1.83m

StudioRoom

10'4'' x 9'3.15 x 2.74m

Partially CoveredParking Space15'11'' x 14'1''4.85 x 4.29m

SummerHouse

5'11'' x 5'11''1.80 x 1.80m

Greenhouse5'10'' x 5'10''1.78 x 1.78m

DrawingRoom

24' x 16'3''7.32 x 4.95m

Hall

DiningRoom

12'8'' x 11'6''3.86 x 3.51m

WC

Kitchen12'8'' x 6'10''3.86 x 2.08m

Bedroom 217'11'' x 12'2''5.46 x 3.71m

Bathroom

Utility

Store

Bathroom

Hall

Store

PrincipalBedroom

12'4'' x 11'7''3.76 x 3.53m

Bedroom 313'1'' x 9'11''3.99 x 3.02m

DressingArea

Approximate Gross Internal Floor Area 1925 Sq Ft - 178.83 Sq M

Parking Area, Summer House & Greenhouse:

280 Sq Ft - 26.01 Sq M Cellars: 92 Sq Ft - 8.55 Sq M

This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice

on the last page of the text of the Particulars.

Ground Floor

Lower Ground Floor

Lower Ground Floor

Lower Ground Floor

Lower Ground Floor

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors.

Important Notice: 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos, Videos etc: The photographs, property videos and virtual viewings etc. show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www.knightfrank.com/legals/privacy-statement. Particulars dated April 2021. Photographs dated April 2021. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to marketing.help@knightfrank.com or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address. Brochure by wordperfectprint.com.