balcony and views across to Fife, built in wardrobes and en-suite shower room fitted with a shower, wc and wash hand basin; double bedroom 2 with built in wardrobes; double bedroom 3 with a juliet balcony and built in wardrobes; and bathroom fitted with a bath with shower above, wc and wash hand basin.

LocationThe area of Granton lies a short distance to the north of the city centre. Local shopping facilities can be found on Granton Road, Newhaven Road or at nearby Goldenacre. Recreational facilities are available nearby with tennis courts, a David Lloyd Health Club and Gym and Alien Rock climbing centre. The property is also within a short drive of both Inverleith Park and The Royal Botanic Gardens. An increasing variety of facilities are also close to hand along

Granton2/11 Merlin Avenue, Edinburgh, EH5 1FS

Offers Over £265,000Viewing Thurs 6-8 Sun 2-4 or by appt tel Client 07815 078189

Description Forming part of an exclusive modern development 2/11 Merlin Avenue is an exceptional 3 bedroom 3rd floor flat situated in the popular and convenient residential area of Granton. Located within a stone’s throw of the Firth of Forth and the wonderful amenities that Newhaven Harbour and the shore front have to offer, the property offers generous and stylish accommodation with private balconies and stunning open views over the Firth of Forth across to Fife.

The property, entered via a well maintained secure shared entrance with lift access, comprises - entrance hall with two storage cupboards off; bright and spacious sitting room/dining room with two balconies and spectacular views, open plan to the stylish kitchen fitted with a range of base and wall mounted units and all appliances; utility room; master bedroom with an additional

Exceptional 3 bedroom 3rd floor flat with spectacular views and secure parking

0131 525 8600 | edinburghprimeproperty.com

the Waterfront of Leith such as the shops and multiscreen cinema at Ocean Terminal. There is also a Tesco supermarket at Canonmills and a Morrison’s on Ferry Road. The area is well served by bus routes to and from the City Centre.

GardenThe property benefits from two balconies opening from the sitting room/dining room and a further balcony off the master bedroom. The development is set within well maintained shared grounds.

ParkingThe property benefits from conveniently positioned allocated private residents’ parking within a secure underground car park.

Fixtures and FittingsAll fitted floor coverings, carpets, curtains, light fittings, hob, oven, extractor hood, fridge/freezer, dishwasher, washer/dryer and wall mounted television brackets in the sitting room/dining room, master bedroom and double bedroom 3 are included in the sale.

ServicesThe property is heated by underfloor gas central heating and is fitted with double glazing.

ManagementThe development is factored by Dunedin Canmore with annual factoring charges of approximately £780 per annum.

EPC Rating B

Home ReportThe Home Report is available to be downloaded from our website www.edinburghprimeproperty.com. The condition of the property and any material matter is disclosed in the Home Report.

Note: Interested parties should request their solicitor to note interest. The Seller is not bound to accept the highest or any offer. These particulars do not form part of any contract. The statements or plans are not warranted nor to scale. Approximate measurements have been taken by sonic device at the widest point. Services and appliances have not been tested and no warranty is given as to their compliance with Regulations.

EnsuiteShowerRoom

Hall

Bathroom

UtilityDoubleBedroom 3

13'10'' x 9'1''4.22 x 2.77m

Double Bedroom 212'6'' x 8'8''

3.81 x 2.64m

MasterBedroom

14'1'' x 10'8''4.29 x 3.25m

SittingRoom/DiningRoom/Kitchen

21'5'' x 20'1''6.53 x 6.12m

BalconyBalcony

Balcony

Approx. Gross Internal Area1206 Sq Ft - 112.04 Sq M

For identification only. Not to scale.© SquareFoot 2016

Third Floor

0131 525 8600 | edinburghprimeproperty.com