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" Well-presented and generously-sized, two-bedroom, dual-aspect lower villa, located in the vibrant coastal town of Musselburgh, East Lothian. The accommodation is comprised of an entrance vestibule, hallway, living room, kitchen, two bedrooms and bathroom. Features include a modem, fitted kitchen with appliances, gas central heating, uPVC double glazing, TV and telephone points, and good integrated storage. Externally, the property includes well-maintained, private gardens to the front and rear, as well as ample, unrestricted on-street parking to the front and on surrounding streets. Located a short distance from Musselburgh train station, and offers quick and easy access to the A1, the Edinburgh City Bypass and Queen Margaret University. There is good local shopping for everyday requirements, with a bustling high street and an excellent choice of supermarkets and speciality shops, including a large Tesco Superstore. The Fort Kinnaird Retail Park is also nearby, offering a more extensive range of shops, and restaurants. There are nursery, primary, and secondary schools in the area, as well as an excellent range of recreational facilities, including the Brunton theater, parks, and a sports centre with swimming pool. Other leisure facilities include three local golf courses, with the famous Old Course nearby sharing its site with the racecourse, and relaxing outdoor walks to be found at the local Harbor and seafront, the nearby River Esk, and along East Lothian's many famous sandy beaches.

Entrance Vestibule - 3' 5'' x 3' 3'' (1.04m x 0.98m)
The light entrance vestibule provides access to the hallway via a partially glazed door and features wood-effect laminate flooring.

Hallway - 13' 7'' x 3' 5'' (4.15m x 1.04m)
The hallway provides access to all rooms except the kitchen and features two built-in cupboards, a telephone point, radiator, pendant light fitting, and wood-effect laminate flooring.

Living Room - 13' 11'' x 12' 11'' (4.23m x 3.93m)
Set to the front of the property, this good-sized living room provides access to the kitchen. Features include a gas fireplace, TV-point, radiator, central light fitting, and carpeted flooring.

Kitchen - 11' 7'' x 11' 1'' (3.52m x 3.37m)
Accessed off the living room with a rear-facing window, the modern, fitted kitchen provides access to the private rear garden. Features include wood-effect laminate worktops incorporating a stainless-steel sink and drainer, tiled splashbacks, a gas hob, electric oven, extractor canopy, fridge/freezer, and washing machine. Additional features include a radiator, spotlight bar, wood-effect laminate flooring, and space for dining furniture.

Bedroom One - 12' 10'' x 10' 2'' (3.91m x 3.10m)
With a front-facing window, this carpeted double bedroom includes a radiator, pendant light fitting, and space for freestanding bedroom furniture.

Bedroom Two - 12' 11'' x 10' 2'' (3.93m x 3.09m)
The second double bedroom is set to the rear with a window overlooking the private garden. Features include a radiator, pendant light fitting, and carpeted flooring.

Bathroom - 7' 7'' x 5' 10'' (2.30m x 1.77m)
Set off the hallway with a rear facing window, the bathroom includes a three-piece suite with an electric shower over the bath, tiled splashbacks, a radiator, Central light fitting, and wood-effect laminate flooring.

Gardens
The property includes well-maintained, private gardens to the front and rear. Measuring approx. 12m x 10m, the south-facing rear garden is mainly laid to lawn and features a paved path, mature shrubs, established trees, a clothes dryer, and garden shed. The low-maintenance front garden measures approx. 10m x 3m and includes a paved path leading to the front door, and mature hedging.

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