The accommodation is entered at ground floor level through a welcoming vestibule with part-glazed doors opening into a bright reception hall, helping to maximise natural light throughout the home, particularly during the winter months. An attractive staircase rises to the upper floor and descends to the lower ground floor beneath a large rooflight which floods the centre of the house with natural light.

To the front is a magnificent sitting room with twin astragal windows overlooking Warriston Playing Fields, together with original wooden flooring, working shutters, a corner press cupboard and an open fireplace. The chimney was lined during the current owners' tenure, providing additional peace of mind. To the rear, the formal dining room enjoys a peaceful garden outlook and similarly benefits from an open fireplace and original press cupboard. Also on this level is a versatile study overlooking the rear garden, which could alternatively be used as a double bedroom, albeit as a relatively cosy arrangement.

On the first floor, the principal bedroom occupies what would originally have been the drawing room and enjoys stunning views to the front together with a fireplace, corner press cupboard and access to an en-suite Jack-and-Jill bathroom. Two further double bedrooms are quietly positioned to the rear with a sunny southerly aspect over the gardens. A separate WC completes the floor.

The lower ground floor provides an unusually open-plan arrangement which forms the heart of the home. To the front is a spacious kitchen and breakfast room centred around an electric Aga, with a utility room located off. To the rear, a generous sitting and dining room enjoys direct access to the garden and lovely views over the surrounding greenery. A shower room and separate WC complete the accommodation on this level. Useful additional storage is provided throughout the house by several airing cupboards, while wine cellars and under-pavement storage areas offer further practical space.

Outside, the property benefits from a beautifully maintained rear garden, predominantly laid to lawn and framed by colourful, well-stocked borders. Thoughtfully succession planted, the garden provides year-round colour and interest. It extends to an attractive seating area at its far end, positioned to enjoy afternoon and evening sunshine alongside a charming stone wall backdrop. A banked section of the garden features steps leading to a higher level, creating additional interest and different areas to enjoy. To the front, there is a private basement area incorporating useful under-pavement cellars providing excellent additional storage.

Adding further to the appeal of this exceptional home, Warriston Community Tennis Club is located directly opposite the property and offers family membership at approximately £75 per annum, providing a fantastic recreational amenity right on the doorstep.

Ground Floor

• Entrance vestibule

• Reception hall

• Drawing room

• Dining room

• Double bedroom/study

First Floor

• Principal bedroom with Jack-and-Jill en-suite bathroom

• Two further double bedrooms

• Separate WC

Lower Ground Floor

• Kitchen/breakfast room

• Utility room

• Open-plan sitting room and dining area

• Shower room

• Separate WC

• Excellent storage cupboards

Outside

• Mature private rear garden

• Under-pavement cellars

• Permit parking

Approximate Gross Internal Area: 2,395 sq ft (222.5 sq m)