17 Pirniefield Gardens, Leith, Edinburgh, EH6 7QDwww.blackwoodsmith.com | property@blackwoodsmith.com 01721 721515

Features

Spacious end-terrace house

Excellent location in Leith

Generous living/dining room

Versatile room/home office

Good-size, traditional kitchen

Large screened porch

Two airy double bedrooms

Bright three-piece bathroom

Front & rear gardens

Driveway & integral garage

GCH & DG

www.blackwoodsmith.com

17 Pirniefield GardensThis spacious end-terrace house in Leith offers two double bedrooms, generous living accommodation, and a versatile home office, along with a large enclosed garden, a screened porch, and an integral garage and gated driveway. It also enjoys an excellent location close to Leith Links and local amenities, plus it has brilliant public transport services to the city centre.

The property requires fully modernising throughout, allowing buyers the exciting opportunity to develop a contemporary city home to their own tastes.

Set back from the road, the front door opens into a foyer for coats and shoes, before turning left into the living/dining room. This reception space offers a generous footprint for a wide selection of comfortable lounge furniture, as well as ample room for a relaxed dining area. A large bay window frames the space, bathing it in natural light for a bright ambience. Next door is a versatile room for creative use to suit the needs of the new owner, whether as a home office or a child’s play area. A good-size kitchen is adjacent, fitted with traditional wood-style cabinets and ample workspace. It houses a gas cooker and open under-stair storage.

Additional appliances, a washer, dryer, and undercounter fridge, as well as a second sink are in the neighbouring screened porch, which is a large space with glazing overlooking the garden. Upstairs, the landing (with a ladder to a floored, carpeted loft) leads to two airy double bedrooms. The master bedroom at the home’s front enjoys the more generous proportions, whilst the second bedroom has a tranquil garden outlook. A bright bathroom comes with a three-piece suite, including a large accessible shower, completing the accommodation. Gas central heating and double glazing ensure year round comfort and efficiency.

Externally, the home offers a low-maintenance front garden and a large, fully-enclosed rear garden with a lawn, planting beds, and a greenhouse. A gated driveway and an integral garage (with handy access to the screened porch) provide secure, off-street parking. EPC Rating: D.

Extras: all fitted floor and window coverings, light fittings, a gas cooker, a washer, dryer, and fridge to be included in the sale.

“...A large bay window frames

the space, bathing it in natural

light for a bright ambience...”

Whilst care has been taken to prepare this brochure the text, photographs and plans contained within are for guidance only and are not to be treated as representations of fact. The terms do not form part of any offer or contract. The measurements are taken at the widest points and are approximate, the floor plan may not be drawn to scale. None of the systems or appliances have been tested and no warranty is given as to their order or condition. Prospective purchasers are advised to make their own investigations prior to making any offer for the property. Blackwood & Smith will not be responsible for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn

Property Department15 Eastgate, Peebles, EH45 8ADTel: 01721 721515 | Email: property@blackwoodsmith.comwww.blackwoodsmith.com

Leith, EdinburghConsidered one of the best places to live by The Times in 2019, Leith is a thriving and fashionable area with a vibrant selection of popular restaurants, bars, and coffee shops.

It is renowned as a cultural hub too, hosting the annual Mela and Leith festivals. Plus, it is home to The Shore, a picturesque locale by the Water of Leith, where some of Edinburgh’s finest Michelin-starred restaurants and award-winning cafés are situated, offering gourmet dining and idyllic waterside views. Leith is well-served by local amenities, with numerous independent shops and large supermarkets and the nearby Ocean Terminal shopping centre, which is home to popular High Street stores, a multiplex cinema, a state-of-the-art gym, and additional restaurants. The area is also ideally positioned for easy access to the city centre, placing the capital’s world-class stores, eateries, and cultural locations within swift reach. It has superb public transport services, with regular buses running day and night, and it will soon be accompanied by a coming tramline that will provide a direct link to Edinburgh International Airport. The area allows you to escape the hustle and bustle of the city, with the idyllic communal greens of Leith Links and Pilrig Park, and the picturesque riverside walks of the Water of Leith, all of which are ideal for outdoor recreation. For those who like to exercise indoors, Leith Victoria swim centre is nearby with a swimming pool, fitness classes, and gym. The property is in the catchment area for Leith Primary School and Leith Academy, also providing quick access to the Leith School of Art.