Flat 2, 38, Barnton Avenue, Edinburgh, EH4 6JL

Occupying a commanding position within one of Edinburgh’s most sought-after residential enclaves, this magnificent first floor villa apartment presents an increasingly rare opportunity to acquire an exceptional period home of remarkable scale and character.

Extending to approximately 3,029 sq ft, the property offers elegant and highly adaptable accommodation, combining impressive proportions with timeless architectural features.

Flooded with natural light through its predominantly south, east and west-facing aspects, the home enjoys an enviable sense of space and tranquillity throughout.

The welcoming reception hall immediately creates an impressive first impression, leading to a series of beautifully proportioned reception rooms designed for both refined entertaining and comfortable everyday living.

The flexible layout is complemented by two generous double bedrooms and well-appointed bathroom facilities, offering versatility for a variety of lifestyles.

Having remained in the same ownership for more than four decades, the property has been carefully maintained and thoughtfully enhanced over the years while still presenting exciting opportunities for a purchaser to further personalise and maximise its considerable potential.

Externally, the property is equally impressive.

A private driveway leads to a detached double garage, while the beautifully landscaped private garden provides a peaceful retreat with mature planting, colourful borders and excellent privacy.

Bordering the golf course, the setting is both picturesque and exceptionally tranquil, creating an enviable lifestyle rarely available within Edinburgh.

Whether seeking an elegant family residence, a distinguished Edinburgh home or an exceptional long-term investment, this remarkable property offers a unique combination of size, prestige and potential.

Key Features * Prestigious first floor villa apartment in one of Edinburgh’s most exclusive residential addresses * Approximately 3,029 sq ft (281.4 sq m) of beautifully proportioned accommodation * Two exceptional double bedrooms with generous and flexible living accommodation * Elegant reception rooms with an abundance of natural light * Private, beautifully maintained garden enjoying a sunny aspect * Detached double garage and private driveway parking * Peaceful setting bordering the renowned Bruntsfield Golf Course * Outstanding opportunity to acquire a landmark home with significant long-term value * Highly regarded school catchment and excellent transport connections * For Sale by Auction – Guide Price: Offers Over £700,000 * Home Report Value: £825,000 * EPC Rating C - See Home Report * Council Tax Band H Location Barnton is recognised as one of Edinburgh’s premier residential districts, renowned for its tree-lined avenues, outstanding schools and proximity to some of Scotland’s finest leisure facilities.

Perfectly positioned approximately 4.5 miles from Edinburgh city centre, the property enjoys excellent connectivity to Edinburgh Airport, the City Bypass, the Queensferry Crossing and Scotland’s motorway network.

The area is particularly popular with families and professionals, benefitting from outstanding independent schools including Cargilfield School, Fettes College, Erskine Stewart’s Melville Schools and The Edinburgh Academy, all within easy reach.

Residents enjoy exceptional recreational amenities, including the neighbouring Bruntsfield Golf Course, the prestigious Royal Burgess Golfing Society, Barnton Park Tennis Club, nearby Davidsons Mains Park and the beautiful coastal walks at Cramond.

A wide selection of cafés, restaurants, boutiques and everyday shopping can be found in nearby Davidsons Mains, while the vibrant city centre remains only a short journey away.

Auction Information This exceptional property is offered For Sale by Auction with a Guide Price of Offers Over £700,000.

The Home Report valuation is £825,000, representing an outstanding opportunity to acquire a landmark Edinburgh residence in one of the capital’s most desirable addresses.

Auctioneer comments This property is for sale by the Modern Method of Auction, meaning the buyer and seller are to Settle within 56 days (the "Reservation Period").

Interested parties personal data will be shared with the Auctioneer (iamsold). If considering buying with a mortgage, inspect and consider the property carefully with your lender before bidding.

The buyer signs a Reservation Agreement and makes payment of a non-refundable Reservation Fee of 4.5% of the purchase price including VAT, subject to a minimum of £6,600.00 including VAT.

This is paid to reserve the property to the buyer during the Reservation Period and is paid in addition to the purchase price.

This is considered within calculations for Land and Buildings Transaction Tax (LBTT) and we recommend purchasers to check their liability with their solicitor.

Services may be recommended by the Agent or Auctioneer in which they will receive payment from the service provider if the service is taken.

Any payment that will be received by the Agent or Auctioneer will be confirmed to you in writing before services are taken. Services are optional.

Early viewing is strongly recommended to fully appreciate the scale, setting and exceptional lifestyle this remarkable home has to offer.

Tenure The property is understood to be Freehold, although interested parties should satisfy themselves in this regard through their legal advisers.

Broadband & Mobile Connectivity The property is well placed to benefit from modern digital connectivity, with Full Fibre (FTTP) and other high-speed broadband services available in the area, with download speeds of up to 1 Gbps (subject to provider and package availability).

Purchasers are advised to check availability with their preferred broadband provider before proceeding.

(Openreach) Mobile phone coverage is generally good across the area, with EE, Vodafone, O2 and Three all providing 4G services, while 5G coverage is available in parts of Barnton depending on network provider and handset compatibility.

Individual coverage may vary within the property and prospective purchasers are encouraged to verify coverage with their chosen mobile network.

(signalchecker.co.uk) Disclaimer Disclaimer: Whilst these particulars are believed to be correct and are given in good faith, they are not warranted, and any interested parties must satisfy themselves by inspection, or otherwise, as to the correctness of each of them.

These particulars do not constitute an offer or contract or part thereof and areas, measurements and distances are given as a guide only. Photographs depict only certain parts of the property.

Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of services and appliances