24B/2 Polwarth Terrace

EH11 1NA

Gavin Smith

Associate Director

0131 624 4081

gavin.smith@rettie.co.uk

EH11 1NA

2 Receptions
2 Beds
2 Baths
936 Sq ft

Occupying a desirable raised ground-floor position within a sought-after residential setting in Merchiston, 24B/2 Polwarth Terrace is a beautifully presented two-bedroom flat offering spacious, well-proportioned accommodation extending to approximately 936 sq ft. The property is in excellent condition throughout and combines generous living space with the significant benefit of a secure underground parking space, with direct lift access to and from the garage, a particularly valuable feature in this popular part of Edinburgh.

The accommodation is entered via a welcoming central hallway with useful built-in storage. The impressive lounge is exceptionally generous in size, and provides a bright and versatile space for both relaxing and entertaining. French windows open directly from the lounge onto a private balcony, providing an attractive outdoor extension to the living space. Adjacent to the lounge is a separate dining room, creating a natural flow between the principal living areas and providing ample space for a dining table and chairs.

The well-appointed kitchen sits alongside the dining room and offers excellent preparation and storage space. Together, the kitchen, dining room and substantial lounge create a highly practical layout that is equally well suited to everyday living and entertaining.

There are two well-proportioned bedrooms. The principal bedroom is particularly spacious and benefits from extensive fitted wardrobe storage together with a private en-suite shower room. The second bedroom also incorporates fitted storage and would work equally well as a comfortable double bedroom, guest room or home office. A separate bathroom, additional hallway storage and excellent built-in cupboard space throughout complete the internal accommodation.

Having most recently been operated as a rental property, the flat has been maintained in line with the requirements applicable to its use as a let property, offering additional reassurance to prospective purchasers.

Presented in great condition throughout, the property offers an appealing combination of generous proportions, a raised ground-floor position and secure underground parking. Its highly desirable residential location in Merchiston further enhances the appeal, making this an excellent opportunity for those seeking a stylish and easily maintained home in one of Edinburgh’s most sought-after neighbourhoods.

 

Gavin Smith

Associate Director

0131 624 4081

gavin.smith@rettie.co.uk

Summary of Accommodation

Accommodation comprises:
Entrance hall with storage cupboards, lounge with French windows providing direct access to a private balcony, dining room, fitted kitchen, principal double bedroom with fitted wardrobes and en-suite shower room, second double bedroom with fitted storage, family bathroom, secure entry system.

Outside Space:
The property benefits an allocated underground parking space with direct lift access, and a communal garden.

General Remarks & Information

Fixtures and Fittings:

Only appliances specifically mentioned in the sales particulars are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.

Services:

Gas heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).

Viewing:

By appointment through Rettie Edinburgh. 11 Wemyss Place, Edinburgh, EH3 6DH. Email: edinburghsales@rettie.co.uk Tel: 0131 220 4160

Offers:

Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.

Council Tax Band:

G

EPC Rating:

C

Postcode:

EH11 1NA

Tenure:

Freehold

This property and other properties offered by Rettie & Co. & Rettie LLP's. can be viewed on our website at www.rettie.co.uk as well as Rightmove, OnTheMarket and The London Office.

The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.

Rettie, their clients and any joint agents give notice that:

  1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
  2. All Rettie floorplans are drawn to RICS standard. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. & Rettie LLP’s have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.
  3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.
All sellers and buyers will be required to complete Anti-Money Laundering (AML) checks via our specialist third-party provider, Coadjute, who conduct these checks on our behalf. These checks will include identity verification, proof of address, and proof of funds if applicable. For further information on how your personal data is processed, please refer to Rettie's Privacy Policy and Coadjute's Data Security Statement.
  1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co. or Rettie LLP’s, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.
  2. The Purchaser(s) shall be deemed to acknowledge that they have not entered into contract in reliance on the said statements, that they are satisfied themselves as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.
  3. Any error, omission or misstatement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.

Location

Merchiston is one of Edinburgh’s most desirable residential neighbourhoods, prized for its attractive tree-lined streets, handsome period architecture and peaceful atmosphere, while remaining within easy reach of the city centre. The area has a strong residential character and is particularly well placed for access to neighbouring Bruntsfield and Morningside, both of which offer an excellent selection of independent shops, cafés, restaurants and everyday amenities.

Nearby Bruntsfield Links and The Meadows provide extensive open green space for walking, running and recreation, while the Union Canal offers further opportunities for pleasant waterside walks and cycling. There are also a number of well-regarded sporting and leisure facilities within easy reach.

Merchiston is particularly well positioned for access to some of Edinburgh’s highly regarded schools, including George Watson’s College, George Heriot’s School and Merchiston Castle School, while several of the city’s universities and higher education institutions are also readily accessible.

Regular bus services operate throughout the surrounding area, providing convenient connections across Edinburgh, while the city centre, West End and Haymarket are all within easy reach. Combining an established residential setting with excellent local amenities, green spaces and strong transport connections, Merchiston remains a highly sought-after location for a wide variety of buyers.

Contact us

    Gavin Smith

    Associate Director

    0131 624 4081

    gavin.smith@rettie.co.uk