Montague Street | Edinburgh

The present owner bought this spacious two bedroom top floor through flat to provide his daughters with comfortable accommodation while they were completing their university studies. Having (proudly) seen them graduate, he took possession himself and began the process of upgrading and adapting the property to meet paternal, rather than filial, requirements. The result is a property of understated style that may again provide that comfortable student accommodation but will also be of immediate appeal to the less transient resident who will appreciate its fine features and on a long term basis. Reached by way of a well-maintained common stair, with audio-controlled door entry system, and bright landing, a welcoming hall gives access to all the apartments. The elegant lounge has a varnished floor, a feature fireplace with living flame gas fire, an interesting take on the Edinburgh press, decorative cornicework and ceiling rose and a bay window. The pleasant dining kitchen has a full range of units and integrated appliances. There are two double bedrooms, one to the front and one to the back, allowing for flatmates, overnight guests or perhaps even a very much future student to sleep well. And there are no constricted ablutions in this residence. Extra-large is definitely something to be proud of here, with a clever reconfiguration of the previous layout (don’t worry fellow solicitors, all necessary approvals have been obtained) giving a bathroom that actively invites queues. But those queues need only be for the bath or shower. There is a most handy additional facility that should undoubtedly contribute to domestic harmony when needs must, even if the window to the common stair does run the risk of drawing occasional olfactory opprobrium from the neighbours. There is a communal garden, although this is not much used. Lying roughly north to south, the flat is naturally bright throughout the day. The windows may be sash and case, but they are double glazed. The current owner has, therefore, found that he doesn’t need to have recourse to the gas-fired combi boiler that often, keeping the energy bills to a pleasingly manageable level. The space under the roof of the building has been partly floored and can be reached by a hatch above the top landing. The present owner has found that it provides excellent storage. Being so close to the heart of the University, this is definitely a lively part of town, with a number of popular eating and drinking establishments all close by, as well as the Queen’s Hall and Festival Theatre. The Meadows, Holyrood Park and the Commonwealth Pool are all within walking distance. Any number of local shops meet everyday shopping needs, while there are Sainsbury supermarkets at Cameron Toll (where there are also a number of major retail outlets) and Meadowbank, both only a short drive away. Parking is by resident’s permit. Frequent bus services run to Princes Street and many other parts of the City from nearby Clerk Street.

  • Hall / Landing

    The entrance door and floorboards create a most attractive wooden theme that extends throughout the property. Another – and attractive – recurring theme is the brass door furniture. Borrowed light comes from the transom light over the entrance door and the rooms that lie off the room. The shorter leg of the L-shape has a tall walk-in cupboard that has no less than three levels of shelving (providing a vast amount of storage), as well as a hanging rail for outdoor clothing. As you might expect, the cupboard has its own light and (double) power point. The hall is also the location (at high level) for the electricity meter and RCD.

  • Lounge

    4.95 m X 3.63 m / 16’3″ X 11’11”

    The focal point of this stylish formal room is undoubtedly the open fireplace with its slate hearth and facing, tiled surround and wooden mantel, but the varnished wooden floor and decorative cornicework and ceiling rose also draw the eye. As does the open brick back wall of the former press to the left of the fireplace, the present alcove being far more aesthetically pleasing than a common-or-garden shallow shelved cupboard. Twin windows, set in a shallow bay, provide excellent natural light, while, of an evening, the living flame gas fire provides an attractive glow as well as additional heat. The windows also offer a view along the street towards Salisbury Crags. A series of wall-mounted shelves provide open storage and display space but are attractive in themselves.

  • Dining Kitchen

    4.06 m X 3.02 m / 13’4″ X 9’11”

    Situated to the rear of the property, this is a very pleasant cooking and eating area. There is a full range of underlit Shaker style wall and floor units that provide excellent storage and useful worktop space, but the room easily accommodates a table and chairs for everyday and more formal meals. The stainless steel one-and-a-half bowl sink with swan-neck mixer tap and drainer mean that doing the washing up will be no problem The units conceal a fridge, washing machine and freezer while the four burner gas hob and electric grill and oven are also inbuilt. A cupboard beside the window houses the (Worcester) boiler and also has a shelf for additional storage. The southerly aspect of the single bay window means that the room is naturally bright for a large part of the day and the window itself looks down on to a number of shared gardens. The tile effect vinyl floor covering is in midnight blue, making another functional (spillages being easy to deal with) attractive feature.

  • Bedroom 1

    4.09 m X 3.07 m / 13’5″ X 10’1″

    Quietly situated to the rear, this generous double has its own open fireplace with tiled hearth and surround and enjoys a peaceful outlook from its bay window, also looking down into the shared garden areas. There is plenty of space for freestanding furniture while the window has a deep sill with twin cupboards beneath, providing display space and some useful storage. The wooden floorboards continue from the hall and are complemented by the light colour emulsion finishes to the walls and ceiling.

  • Bedroom 2

    3 m X 2.44 m / 9’10” X 8’0″

    Front facing, this second double obviously adds to the letting potential of the property but is also ideal for guests or for a child – of whatever age. The single bay window again has a deep sill above twin cupboards and the floorboards have also been taken back to their natural finish to give a pleasant warm feel.

  • Bathroom

    Stunning wouldn’t be an inappropriate word to use here. The dimensions (they’re on the floor plan) speak for themselves and care has been taken to maximise the floorspace. On one side there is the bath, with the mixer shower offering a choice of water source: swap between the large fixed overhead shower head or smaller hand set as the mood takes you. The close couple WC (with push button flush) and large wash-hand basin (with mixer tap and storage cupboards below and large wall mirror over) are on the other. Laminated panels have been fitted over and around the shower with very attractive two-tone and mosaic ceramic wall tiling elsewhere, and there is slate effect flooring. There is a further hidden feature – and which will be most welcome for those wishing to enjoy a languorous soak in the bath (and it does rather lend itself to such a purpose): heating beneath the floor tiles. Above everything there is a shaped ceiling with two high level velux windows (the pole for opening these will be left). Four recessed spotlights mean that the room is bright whatever the time of the day.

  • WC

    The smallest room in any property is often said to be the most important. Here, the room may indeed be small, but size doesn’t matter: it’s its presence that’s important, providing the second loo that many a tenement flat owner has on their wish list but can’t easily obtain. There is a WC with a concealed cistern and push button flush and a wall-mounted wash-hand basin with tiled splashback and a low level shelf below. Natural light and ventilation comes in the (square) shape of a (high level) window. A double shelved wall cupboard provides handy storage and also houses (and we say this with a straight face given the location) the gas meter.

  • Outside

    There is a shared garden with shrubbed borders and a number of small trees. Some TLC is required.

Key features

Postcode: EH8 9QU
Offers over: £295,000
Council Tax Band: D
Bedrooms: 2
Area: Newington

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