*CLOSING DATE 12 noon Friday 14th April 2023* 204 Grange Loan is an outstanding and beautifully presented five bedroom Grade C Listed family home offering generously-proportioned and versatile accommodation over three levels and is situated in the desirable South Side of Edinburgh.

The house was originally built in 1904 and the property retains a number of period features throughout including ornate cornicing, bay windows, wooden flooring and several fireplaces.

The ground floor accommodation is entered via a convenient side porch which allows for an improved layout. The welcoming entrance hall benefits from a large cloakroom and provides easy access to the stunning dining room with a feature open fireplace, a study, WC, an open plan kitchen/breakfast/living room which benefits from bespoke cabinets designed by David Douglas Co, an AGA cooker and adjoining utility room with further flexible space above which could be used as a study, studio or playroom. The kitchen also provides access to the private garden which benefits from being low maintenance.

On the first floor you will find an elegant formal drawing room with bay window, a large double bedroom which is currently being used as a study, a family bathroom which benefits from a walk in shower and separate bath. Upon the second floor you will find the principal bedroom with ensuite shower room, three generously sized bedrooms, and a Bocelli shower room with underfloor heating. Completing the property there is a gated garden at the front of the house and to the left there is a large double driveway which benefits from an electric vehicle (EV) charging point. You can also access the rear garden from here.

General EPC Band: D Council Tax: Band: G Local Council: City of Edinburgh

Services: Mains electricity, gas, water and drainage. Gas Central Heating. Broadband connected. Note: The services have not been checked by the selling agents.

Fixtures and Fittings: Blinds - All the blinds Gas fires throughout Fitted carpets throughout Kitchen - AGA; integrated freezer and dishwasher in the island; Quooker tap; Study g/f - fitted units Study 1st f fitted units (though free standing and can be removed) Master b/r fitted wardrobes, chest of drawers and bedside units; mirror unit in en-suite Rear b/r East fitted wardrobes Small front b/r fitted wardrobes

Not included but available for separate negotiation Curtains in drawing room Refrigerator

Situation

The Grange conservation area is often regarded as one of Edinburgh's most desirable and coveted residential districts. Its leafy surroundings lie approximately one mile south of the city centre with Blacket and Newington to its east and Morningside and Bruntsfield to its west; all of which offer an excellent variety of independent retailers, numerous bars, coffee shops and restaurants. It is also well placed for access to Cameron Toll shopping centre, the main university buildings at George Square and King's Building. A wide variety of recreational amenities are nearby including The Royal Commonwealth Pool, Warrender Swimming Baths and numerous golf courses. There is also good access out of town to the city bypass and on to the Edinburgh International Airport and motorway network of central Scotland. Excellent schools in both the state and private sectors are easily accessible.