2 bed flat for sale

West Pilton Rise, Edinburgh EH4

Graham Hutchison and re/max Estates – Edinburgh proudly present this spacious and well-presented two-bedroom flat in the established residential area of West Pilton, Edinburgh, offering bright, generously proportioned accommodation, excellent storage and a practical layout ideally suited to first-time buyers, young professionals and buy-to-let investors.

The property is accessed via a secure communal entrance, with the front door opening into a welcoming L-shaped hallway. Finished with crisp white walls, tiled flooring and contemporary ceiling spotlights, the hallway provides access to all principal rooms and benefits from a large built-in storage cupboard, modern electric radiator and secure entry phone system.

The bright and spacious living room is a particularly appealing feature of the property, with two front-facing double-glazed windows enjoying an attractive open outlook towards mature trees lining the surrounding streetscape. Rich dark blue walls, a contrasting feature wall and decorative cornicing create a stylish and inviting setting, while an electric fire set within a traditional wooden fireplace provides a charming focal point. Attractive laminate flooring completes this comfortable and versatile living space, which offers ample room for relaxing and entertaining.

To the rear, the well-appointed kitchen combines practicality with a fresh, contemporary appearance. Crisp white walls, complementary splashback tiling and tiled flooring provide a smart finish, while an extensive range of floor and wall-mounted units offers excellent storage and generous worktop space. A stylish black composite sink with mixer tap and flexible hose attachment adds a modern touch, alongside a fitted cooker hood and ceiling spotlights. A freestanding fridge/freezer, washing machine and electric cooker are included in the sale as gifts from the vendor, making this a particularly convenient option for prospective purchasers.

The property benefits from two generously proportioned double bedrooms, offering flexible accommodation for a variety of needs. Bedroom one is an impressive rear-facing room, featuring a large double-glazed window, rich dark red walls and attractive oak-effect laminate flooring. There is ample space for a double bed and freestanding furniture, complemented by a useful shelved press providing additional storage.

Bedroom two enjoys a bright front-facing aspect through a large double-glazed window and is finished in contemporary grey tones with a soft, light neutral carpet. Equally well proportioned, the room comfortably accommodates a double bed and additional furniture, while a built-in wardrobe and recessed corner shelving provide practical storage solutions. A modern electric radiator completes the space.

The accommodation is completed by an attractive bathroom, featuring a bath with an electric shower over, together with a bath-mounted mixer tap and handheld shower attachment. Stylish full-height tiling surrounds the bathing area, while complementary half-height tiling, a decorative dado rail and contemporary grey painted walls create a coordinated finish. A wash hand basin with useful storage beneath, WC, wall-mounted shaving cabinet and tiled flooring complete the room, with a frosted rear-facing double-glazed window providing natural light and privacy.

Further benefits include double glazing, electric heating, a secure entry system and excellent storage throughout.

Early viewing is highly recommended.

Freehold Property
Council Tax Band: A

These particulars are prepared on the basis of information provided by our clients. Every effort has been made to ensure that the information contained within the Schedule of Particulars is accurate. Nevertheless, the internal photographs contained within this Schedule/ Website may have been taken using a wide-angle lens. All sizes are recorded by electronic tape measurement to give an indicative, approximate size only. Floor plans are demonstrative only and not scale accurate. Moveable items or electric goods illustrated are not included within the sale unless specifically mentioned in writing. The photographs are not intended to accurately depict the extent of the property. We have not tested any service or appliance. This schedule is not intended to and does not form any contract. It is imperative that, where not already fitted, suitable smoke alarms are installed for the safety for the occupants of the property. These must be regularly tested and checked. Please note all the surveyors are independent of re/max Property. If you have any doubt or concerns regarding any aspect of the condition of the property you are buying, please instruct your own independent specialist or surveyor to confirm the condition of the property - no warranty is given or implied.

Combining generous room sizes, two genuine double bedrooms, attractive presentation and a well-considered layout, 12/5 West Pilton Rise represents an excellent opportunity to acquire a comfortable and versatile home in an established Edinburgh residential location, with convenient access to local amenities and transport connections.

EPC Rating: C

Location

### Location

West Pilton Rise is situated within an established residential area of north Edinburgh, offering convenient access to a wide range of local amenities, excellent transport connections and recreational facilities. The location is particularly appealing to first-time buyers, professionals and families seeking affordable accommodation within easy reach of Edinburgh city centre.

Everyday shopping needs are well catered for by a variety of local convenience stores, with larger supermarkets including Morrisons at Granton and additional retail facilities at nearby Craigleith Retail Park, where a selection of well-known retailers, shops and services can be found. The neighbouring areas of Davidson's Mains and Granton provide further shopping, cafés and local amenities, while the Western General Hospital and Edinburgh College's Granton Campus are also conveniently accessible.

Families are well served by a selection of nearby educational establishments, including Pirniehall Primary School, St David's rc Primary School, Craigroyston Primary School and Forthview Primary School, together with Craigroyston Community High School. Nursery and early years facilities are also available locally, making the area a practical choice for families with children.

For leisure and recreation, Ainslie Park Leisure Centre offers a swimming pool, gym and sports facilities, while the nearby Silverknowes Esplanade, Cramond waterfront and scenic coastal paths provide excellent opportunities for walking, cycling and outdoor activities. The surrounding area also benefits from a variety of parks and green spaces.

Regular local bus services provide convenient connections to Edinburgh city centre and surrounding districts, while the area's road network offers straightforward access to other parts of the city, Edinburgh Airport and the wider motorway network.

Combining everyday convenience, accessible schooling, leisure opportunities and excellent links across Edinburgh, West Pilton Rise offers a practical and well-connected location for a wide range of prospective purchasers.

Living Room (4.40m x 3.67m)

A bright and spacious living room, enjoying an attractive open outlook towards mature trees lining the surrounding streetscape through two front-facing double-glazed windows. The room is tastefully decorated, with rich dark blue walls complemented by a contrasting feature wall, attractive cornicing and practical laminate flooring, creating a warm and welcoming atmosphere. An electric fire, set within a traditional wooden fireplace with an artificial slate hearth, provides an appealing focal point and adds character to the space. A central ceiling light fitting provides additional illumination, while a television point, broadband connection and conveniently positioned power sockets ensure the room is well equipped for modern living.

Kitchen (3.68m x 1.93m)

A well-appointed and practical kitchen, enjoying natural light through a rear-facing double-glazed window. The room is finished with crisp white walls, complementary splashback tiling and durable tiled flooring, creating a bright and fresh appearance. An abundance of floor and wall-mounted units provides excellent storage and generous worktop space, while a stylish black composite sink with mixer tap and flexible hose attachment adds a contemporary touch. A fitted cooker hood and ceiling spotlights complete the kitchen's functional design. A freestanding fridge/freezer, washing machine and electric cooker are also included in the sale as gifts from the vendor, offering added convenience for the new owner.

Bedroom One (3.48m x 3.58m)

A generously proportioned double bedroom, enjoying excellent natural light through a large rear-facing double-glazed window. The room is finished with rich dark red walls and attractive oak-effect laminate flooring, creating a warm and inviting atmosphere. Offering ample space for a double bed and a range of freestanding bedroom furniture, the room provides considerable flexibility in its layout. A useful shelved press offers additional storage, while a central ceiling light fitting completes this spacious and comfortable bedroom.

Bedroom Two (3.83m x 3.52m)

A bright and well-proportioned double bedroom, benefiting from a large front-facing double-glazed window that allows plenty of natural light to fill the room. Decorated in contemporary grey tones and finished with a soft, light neutral carpet, the room offers a comfortable and versatile space with ample room for a double bed and additional freestanding furniture. A built-in wardrobe provides convenient storage, complemented by attractive corner shelving thoughtfully incorporated into a recessed area. A modern electric radiator, central ceiling light fitting and conveniently positioned power sockets complete this appealing and practical bedroom.

Bathroom (2.31m x 1.69m)

A stylish and well-appointed bathroom, enjoying natural light and privacy through a rear-facing frosted double-glazed window. The room features a bath with an electric shower over, complemented by attractive full-height wall tiling around the bathing area. A bath-mounted mixer tap with handheld shower attachment provides additional convenience, while a freestanding WC and wash hand basin, with useful storage beneath, complete the principal fittings. Complementary half-height tiling around the wash basin and WC is finished with a decorative dado rail and contemporary grey painted walls, creating a smart and coordinated appearance. Practical tiled flooring, a central ceiling spotlight fitting and a wall-mounted shaving cabinet provide the finishing touches to this attractive and functional bathroom.

Hallway (4.74m x 1.02m)

A welcoming and well-proportioned L-shaped hallway, providing a practical and attractive introduction to the property. Finished with crisp white walls, durable tiled flooring and contemporary recessed ceiling spotlights, the space has a bright, fresh and modern appearance. A large built-in storage cupboard offers excellent space for household essentials, helping to keep the accommodation organised and clutter-free. A modern electric radiator provides warmth, while a secure entry phone system offers additional convenience and peace of mind. The thoughtfully arranged layout allows convenient access to the living room, kitchen, both double bedrooms and bathroom, with the property's entrance door opening directly onto the communal stairwell.

Parking - On Street

The property benefits from free on street parking.