36/4 Cowan Road, Edinburgh, EH11 1RH

Presented in good order throughout, this generously proportioned two-bedroom second-floor flat forms part of a traditional tenement building in the popular Polwarth district of Edinburgh.

Offering bright and spacious accommodation extending to approximately 97sqm, the property combines attractive period proportions with a practical layout.

The accommodation comprises a welcoming central hallway with storage and access to all rooms.

The impressive bay-windowed living room provides an excellent setting for both everyday living and entertaining.

Located off the living room, the box room is ideally suited to home working, study or additional storage.

The dining kitchen is fitted with a range of wall and base units and offers ample space for a dining table and chairs, creating an ideal hub for modern living.

A separate utility room adds further practicality. There are two well-proportioned double bedrooms, both offering flexible accommodation.

Completing the accommodation is the bathroom, fitted with a white three-piece suite incorporating a bath with shower over, wash hand basin and WC.

Throughout, the property enjoys a wonderful sense of space, enhanced by its attractive period proportions and well-balanced layout.

Externally, the property benefits from access to a well-maintained communal rear garden. On-street permit and metered parking is available within the surrounding area (Zone S5).

Location Polwarth is a popular residential area lying approximately 2 miles south west of Edinburgh's city centre.

Merchiston and nearby Bruntsfield provide an excellent selection of local amenities including; banks, delicatessens, a selection of well regarded bars and restaurants.

The Union Canal Walkway provides access to an extensive walk and cycle network leading to the Water of Leith.

Many pleasant walks may also be enjoyed in the Blackford, Craiglockhart, Braid and Pentland Hills.

Within easy reach are Waverley and Haymarket Railway Stations and the Edinburgh city bypass allows quick access to Edinburgh International Airport and the central Scotland motorway network.

Bus services to and from the city centre are also close to hand.

Extras The items included in the sale of the property are the carpets, fitted floor coverings, integrated appliances, light fittings and fixtures.

Free-standing appliances may be available by separate negotiation. The seller will not warrant the working order of any appliances, systems or services.

Council Tax band D Common stair maintenance is arranged by Myreside Management at an approximate cost of £65 per annum.

Garden maintenance and any communal repair works are managed on an ad hoc basis, with costs agreed and shared between the owners within the stair as required. Any offers should be submitted to