19B Cramond Avenue, Edinburgh EH4 6NA

Fixed Price £325,000

Well-presented newly built semi-detached villa offering attractive family accommodation in the sought
after district of Cramond.

The accommodation comprises briefly:
Entrance hall, lounge, kitchen/diningroom, utility room, showerroom, master bedroom with en suite
showerroom, two further double bedrooms, single bedroom/study, family bathroom. Loft.

Garden to front and rear. Monobloc driveway and integral single garage.

Gas central heating and double glazing throughout.

LOCATION
Cramond Avenue is a residential street running between Gamekeeper’s Road and Whitehouse Road in the popular
and much sought after district of Cramond. Despite the quiet surroundings, the area is served by a regular bus
service and is within easy reach of the city centre. Easy access can be obtained to the M8/M9 motorway network
and to the Edinburgh City Bypass.

Cramond Village has its own Doctors’ surgery and nursery, with a range of shopping facilities, including a Tesco Store, available at nearby Davidson’s Mains, and more extensive shopping available at Craigleith Retail Park and the Gyle Shopping Centre which are both a short drive away.

Cramond Primary School is within easy walking distance, and the property is in the catchment area for the Royal High School.

There are a wide variety of leisure facilities including woodland walks along the River Almond leading to the
Cramond foreshore. The area boasts several excellent golf courses, including the Royal Burgess and Bruntsfield Links.

DESCRIPTION
This is a newly built semi-detached villa providing spacious family accommodation over two levels, tastefully
presented throughout. The entrance door leads to a small entrance hall off which is a half-glazed door to the good
sized lounge which has a triple window overlooking the front garden.

A further half-glazed door leads to the kitchen/diningroom located to the rear of the property with French doors leading off the dining area to an area of decking and the rear garden.

The kitchen is equipped with a range of wall and floor units in light oak with complimentary work surfaces and with integral four-ring gas hob, electric oven and extractor hood (all in stainless steel) and a one and a half bowl sink unit. There is space for a fridge or fridge/freezer.

The dining area is of ample size, and a door off provides useful access to the integral single garage, where the walls have been lined, and which houses the electricity fuse box and a TV power unit.

The utility room, entering off the dining area, is plumbed for a washing machine, tumble-drier and dishwasher, contains a further wall unit also in light oak and a door exits to the side of the property which leads to the garden.

Off the utility room is a downstairs showerroom which is fully tiled and comprises a three piece white suite incorporating corner shower, washhand basin and WC.

The carpeted staircase leads from the entrance hallway to the upper floor and the four bedrooms and family bathroom.

The master bedroom (to the front) again has a three light window to the front and benefits from an en suite showerroom again fully tiled and comprising three piece white suite.

There are two further double bedrooms, located one to the front and one to the rear of the property, both with built-in wardrobes.

The single bedroom is located to the rear and would be a suitable child’s bedroom/study. The family bathroom comprises a three piece white suite, with electric shower over the bath. From the upper landing there is an access hatch to the loft which is fully insulated.

There is a useful understair cupboard accessed from the lounge, with a further wall press type cupboard off the upper landing. The flooring in the lounge, kitchen and dining area is oak laminate flooring, with a fitted carpet to the stair, upper landing and bedrooms, and with the bathroom and showerrooms having ceramic tiled flooring.

There are TV points in the livingroom, dining area and in all bedrooms. The gardens to front and rear are laid to lawn, but in the rear garden there is an area of decking accessed from the dining area through glazed patio doors.

EXTRAS INCLUDED IN THE PRICE
The fitted carpets and floor coverings throughout.

SERVICES
Gas central heating with combi boiler located in the utility room. Mains gas with an external meter. Mains electricity with the meter being external, and the fuse box being located in the garage.

COUNCIL TAX
Band F.

PRICE
Fixed Price £325,000. Incentive – Stamp Duty Land Tax will be paid by the seller.

VIEWING
By appointment with Urquharts Property on 0131 556 2896.

POST CODE
EH4 6NA

Arrange a viewing or call 0131 556 2896

Copyright Urquharts Solicitors | All rights reserved | Terms & Conditions | Privacy Policy
Urquharts is a trading name of A & W M Urquhart