23 AULDGATE, , EH29 9HB Fixed Price £285,000

VIEWING: BY APPOINTMENT THROUGH SOLICITORS ON 0131 557 3188

The subject of the sale is a substantial three-bedroomed semi- detached villa, located in the town of Kirkliston, within easy travelling distance of City Centre. The accommodation comprises on the ground floor: an entrance vestibule, an inner hall, bright and spacious lounge to the front leading to a stunning bespoke kitchen which in turn has a door to the 21’ x 12’ sunroom, a large diningroom and a separate familyroom, both of which would be ideal for guest bedrooms, a generous-double bedroom, and two contemporary showerrooms, The upper floor accommodation comprises two double bedrooms and a full-size bathroom. The property further benefits from gas central heating, double glazing, a manicured front garden and a large paved south-facing garden to the rear.

This family home provides a superb opportunity for those wishing to work in Edinburgh but live in a pleasant rural community within easy commuting distance of Edinburgh and surrounding towns including (2.5 miles), Livingston (8 miles) and (8.5 miles), which can be accessed by frequent local public transport services. The villa is also an ideal base for those wishing to use , and is also convenient for the M8/M9 motorway network to Glasgow (35 miles) and Stirling (29 miles) and the Edinburgh City By-pass which can be joined at Newbridge and roundabouts. The property is also convenient for schools, and all other local amenities including a health centre, dentist, post office, veterinary surgery, library, community and leisure centres, family-friendly pub, bowling club and other local shopping including a Scotmid store are within easy walking distance.

IN CONCLUSION This is a lovely semi-detached family home which has been modernized and upgraded to the highest standard and is now presented to the market in immaculate condition with a flexible entry date available for the discerning buyer. The property offers flexible accommodation in Kirkliston which is officially designated as Edinburgh West (rural). We therefore highly recommend an early viewing to appreciate the quality of the property now offered for sale.

EPC BAND: C

Dining Room Family Room

PROPERTY DEPARTMENT 1 TERRACE, EDINBURGH EH3 5NS T l 0131 557 3188 F l 0131 557 6561

While these particulars are believed to be correct, they do not form part of any agreement or contract. We would draw your attention to the following points: All measurements have been taken with a sonic measurer and are, therefore, approximate. All measurements are taken from the widest points. None of the appliances have been tested by this office and we give no warranty as to their condition. Where the subjects have been altered or extended in any way by the sellers or their predecessors, we are not always in a position to verify, prior to preparation of the schedule of particulars, that all necessary Local Authority consents are available. Confirmation of Council tax bands can be obtained from the City of Edinburgh Council. Interested parties are advised to note interest through a solicitor, so that they are notified of any closing date, and on whose behalf their solicitor may request a copy of the Seller’s Home Report.