Occupying a generous plot within an established modern development in Broxburn, this five-bedroom, three-bathroom detached house represents the perfect family home and lies conveniently close to the town's shops, schools, and transport links, as well as leisure facilities and scenic open spaces.

You step through the home's front door into a welcoming hallway, where an inviting first impression is set with neutral décor and wood-styled flooring. The hall is accompanied by a WC and open under-stair storage, and double doors to your right open into a living room. Offering fantastic flexibility for a choice of lounge furniture layouts, the living room echoes the attractive presentation of the entrance area with similar décor and the same flooring. The dining room neighbours the living room and is conveniently connected to the kitchen, with both areas featuring French doors opening onto the rear garden. With space for a dining table available in the kitchen, as well as a breakfast bar, the dining room could be used in a number of different ways, including a children's play room or a family room. The kitchen is appointed with attractive, modern cream cabinetry, spacious wood worktops, and stylish subway splashback tiling. Integrated appliances comprise an oven, a microwave, a gas hob, an extractor hood, and a dishwasher, whilst space is provided for a freestanding fridge/freezer. An adjoining utility room (with external access) houses additional cabinetry and offers space for laundry appliances.

Upstairs, a landing (with storage) leads to five bedrooms and a family bathroom. The bedrooms are all elegantly decorated and fitted with plush carpets for optimum comfort underfoot, and the two largest boast their own en-suite shower rooms, with the principal en-suite boasting under-floor heating. Bedroom five could also be utilised as aquiet space for working from home or a dressing room, as it is currently being used. The family bathroom comprises a bath with an overhead shower and a glazed screen, a basin set into vanity storage, and a WC. Gas central heating and double glazing ensure year-round comfort and efficiency.

Externally, the house is perfectly complemented by a large, south-facing rear garden with a spacious lawn, paved areas, and a decked dining terrace, as well as a shed for handy outdoor storage. Excellent private parking is provided by a driveway leading to an attached single garage.

EPC Rating C
Council Tax Band F

Approximate Dimensions
(Taken from the widest point)
Living Room 5.51m (18'1") x 3.34m (10'11")
Dining Kitchen 5.21m (17'1") x 3.57m (11'9")
Utility Room 2.62m (8'7") x 1.61m (5'3")
Dining Room 3.57m (11'9") x 2.87m (9'5")
Principal Bedroom 3.66m (12') x 3.45m (11'4")
En-suite 2.03m (6'8") x 1.71m (5'7")
Bedroom 2 3.47m (11'5") x 3.31m (10'10")
En-suite 2.03m (6'8") x 1.64m (5'5")
Bedroom 3 4.89m (16') x 2.66m (8'9")
Bedroom 4 3.47m (11'5") x 2.67m (8'9")
Bedroom 5 2.61m (8'7") x 1.88m (6'2")
Bathroom 2.25m (7'5") x 1.86m (6'1")
WC 1.99m (6'6") x 0.80m (2'7")
Garage 5.26m (17'3") x 2.46m (8'1")

Area

Broxburn

Situated approximately 12 miles west of Edinburgh, the small West Lothian town of Broxburn is a thriving community served by an excellent range of local amenities. The bustling high street boasts a wide variety of shops, supermarkets, cafes, pubs and restaurants, with further retail and leisure facilities available in nearby Livingston.

Broxburn enjoys an excellent range of state and independent schooling, with early years and primary education provided at the local primary schools Kirkhill, Broxburn and St Nicholas RC, followed by secondary education at Broxburn Academy and St Margaret's Academy. Surrounded by miles of beautiful countryside, Broxburn is an ideal base to explore all the sports and leisure facilities available in and around West Lothian. Whether a relaxed round of golf at one of the many golf courses, or an adrenaline-pumping session at the Edinburgh International Climbing Arena at nearby Ratho, there's something for everyone. Country sports and outdoor pursuits are well catered for at Polkemmet, Almondell & Calderwood and Beecraigs country parks, plus great cycling and hillwalking opportunities are just a short drive away in the Pentland Hills. The town is increasingly popular with commuters thanks to its easy access to the M8 and M9 motorway networks, close proximity to Edinburgh airport and excellent public transport links including frequent high-speed rail connections to Edinburgh and Glasgow.

DISCLAIMER
These particulars are intended to give a fair description of the property but their accuracy cannot be guaranteed, and they do not constitute or form part of an offer of contract. Intending purchasers must rely on their own inspection of the property. None of the above appliances/services have been tested by ourselves. We recommend purchasers arrange for a qualified person to check all appliances/services before legal commitment.