Description
22 Queens Crescent is a beautiful and rarely available, three-bedroom, three-bathroom, ground and garden level conversion forming the lower portion of a handsome Victorian sandstone detached villa. The property sits peacefully on the corner of a leafy street in the Waverley Park Conservation area, part of Edinburghs sought-after Southside, just a few miles from the city centre.
The property benefits from off-street parking, private front and rear gardens and main door access into a large vestibule, leading to a grand reception hall. The current owners have restored and modernised the accommodation throughout, blending contemporary bathrooms and kitchen with stunning period features such as ornate cornicing and plasterwork, sash and case windows with working shutters and original fireplace. The ground floor boasts a large drawing room with deep bay window, working open fireplace and ornate plasterwork. There is a large principal bedroom to the rear with a tiled ensuite shower room. Two further double bedrooms one to the front and one to the rear. A spacious family bathroom with shower over bath-tub completes the accommodation on this level.
Following the staircase to the garden level you are met with a light and spacious open plan kitchen, dining, living area. The bespoke designer kitchen is modern and contemporary with granite worktops, integrated Siemens appliances - oven, steam oven, microwave, coffee machine, and Miele dishwasher. The kitchen island hosts further ample storage and an induction hob. Semi open-plan to the kitchen space, there is a cosy family room with Chesney wood-burning stove; this room also has a separate study and direct access to the landscaped rear garden. The lower level benefits from a shower room, large storage cupboards and utility cupboard with plumbing for washing machine & tumble dryer.
Externally the property has a well maintained, landscaped south-facing rear garden. There is side access to the property from the driveway offering off-street parking for one car. The property further benefits from a single garage which has been converted into a useful games room and storage area, however, this can be easily reinstated into a garage, if required.
The area is well served by a range of excellent local amenities including Cameron Toll Shopping Centre; independent shops in Newington and the Grange; a variety of recreational facilities including Bowling and Tennis Clubs, Prestonfield Golf Club and the Commonwealth Pool. The area is popular with families, falling into the catchment area for Preston Street and St Peters Primary schools and James Gillespie High; with private schooling options nearby including George Watsons College, George Heriots and Merchiston Castle School.
Summary of Accommodation:
Ground Floor:
Entrance vestibule, hallway, drawing room, principal bedroom with en-suite shower room, double bedroom two, double bedroom three, family bathroom, deep hallway storage cupboard.
Garden Level:
Open plan kitchen/dining area, family room, study, shower room, utility cupboard, two storage cupboards.
Outside Space:
Externally the property benefits from an enclosed private front garden, landscaped south-facing rear garden, garden shed and greenhouse, direct access to converted garage and off-street parking for one car.
Residents further benefit from access to Waverley and Ventnor Park Gardens subject to a modest annual fee.
EPC: D
CT Band: G
Tenure: Freehold
Viewing by appointment.
