The Property

Welcome to 15 Lixmount Avenue, a stunning Upper Villa Flat, offering three Bedrooms, with private Gardens, located in a quiet side street in Edinburgh's sought after Trinity, which lies north of the city centre. This stylish and tastefully appointed property forms part of a stone-built terrace, boasting many original features, offering magnificent finishings with truly immaculate, turn-key presentation comprising: a private entrance with storm doors to a vestibule, a bright and welcoming Entrance Hallway offering an elegant carpeted staircase to the upper hallway, a very attractive Lounge with a three-window Bay, Two Double Bedrooms, one offering fitted wardrobe storage, a Single Bedroom, contemporary Kitchen/Dining, Utility room and the stunning Shower/Wet Room completes the accommodation.  The accommodation enjoys an abundance of natural light throughout, with an over head cupola in the main hallway  and a dual aspect position.  The beautifully appointed Lounge is set to the front, with original ceiling cornicing, a gas-flame living fire set in ornate wooden fire surround offers a focal point and a recessed shelved Edinburgh Press.  The contemporary Kitchen/Dining offers an excellent range of base and wall cabinets with complimentary work surfaces and bespoke under cabinet lighting and stylish ''slip-brick'' tiled surrounds.  Integrated appliances include a gas hob with extractor canopy, a fan assisted electric oven and fridge/freezer.  The Utility room offers additional cabinet storage with a dishwasher and washing machine.  The bedrooms offer ample space for free standing furniture, with window seated storage as a feature in bedrooms one and three.  Bedroom three offers an ideal nursery or home office with a lovely roof cupola creating natural light.  The contemporary Shower/Wet room comprises a double walk-in shower area with attractive tiled surrounds, a glazed screen, a thermostatic rain shower, WC, a wash hand basin set in a vanity storage cabinet, a contemporary tall radiator and beautiful ceramic tiled flooring.  The ground floor offers a hallway with secure access to a large, convenient cellar storage cupboard with hallway to the private rear garden.   The rear garden offers a secluded peaceful haven, with two decked patio areas, an area laid to lawn,  a mature tree and garden shed.  There is a gated, private area of garden to the front of the property with a well maintained pathway, boasting borders of plants and shrubs.  Further benefits include gas central heating, double glazing, an excellent shelved hallway cupboard and un-restricted on street parking.  The interior design and presentation is of the highest standard, with care and attention to every detail. Early viewing is highly recommended to fully appreciate the opportunity on offer.                              

Location

Trinity is one of the city’s most prestigious and sought after residential areas, particularly suited to family living. Bordered by the Firth of Forth to the north and the wonderful open spaces of Inverleith Park and The Royal Botanic Gardens to the south, the area is pleasantly leafy and tranquil location, yet remains little more than 2 miles from Princes Street, to which there are excellent public transport services. Neighbouring Stockbridge and Comely Bank offer a delightful array of small speciality shops, as well as a large branch of Waitrose. Here, there are also a number of fine restaurants, cafes, bars and hotels.   An excellent range of sports facilities are easily accessible with the Glenogle Swim Centre, The Grange Cricket and Squash Club. There are lovely meandering paths by the Water of Leith and the city’s cycle path network, which runs all the way from Balerno to Leith. The Port of Leith is approximately 1 mile away and is home to the Royal Yacht Britannia, a multi-screen cinema, the Ocean Terminal Shopping Mall and a number of award winning waterfront restaurants. There is also a David Lloyd Leisure Centre, a 24 hour Asda, restaurants and a picturesque harbour at Newhaven.  The local schools have an excellent academic reputation with Wardie and Trinity Primary Schools, Trinity Academy, Edinburgh Academy, Fettes College, Stewart’s Melville College, The Mary Erskine School and St. George’s are all within close proximity.   Nearby Ferry Road is a main arterial route linking the west and east sides of the city with the city by-pass, Edinburgh International Airport, the Queensferry Crossing and the central motorway network.   An ideal location to access all the City has to offer in a peaceful setting.