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" This light and well-presented three-bedroom, end-terraced villa, in the village of Ratho, offers well-proportioned family accommodation on two floors. South facing, it consists of a hall, living/dining room, kitchen, utility area, shower room, first-floor landing, and three double bedrooms. Set in a quiet side street close to the village centre, it sits on a generous corner plot with private front, side and rear gardens, and enjoys fine views over open farmland to the Pentland Hills. It benefits from modern uPVC double glazing, gas central heating, satellite TV and telephone points, and excellent storage space, including a large loft. There is ample, free, on-street parking to the front, with potential for the formation of a driveway, subject to any necessary consents. Ratho is an established rural village lying to the west of Edinburgh, off the A71, which runs westwards and also connects to the city bypass. A thriving community and commuter village, Ratho, and its Bridge Inn, are renowned stops on the Union Canal, with a Post Office and selection of shops serving everyday needs. Well-regarded Ratho Primary School serves the local community, with Balerno Secondary School providing upper school education. The western outskirts of Edinburgh, Balerno, Curry and Juniper Green provide a wide variety of shops and services, and are just a short distance away by car or bus, with Edinburgh's Gyle Shopping Centre and Hermiston Gait Retail Park both offering a range of high-street stores and supermarkets.

Hall - 14' 8'' x 6' 9'' (4.48m x 2.05m)
A good-sized, carpeted entrance hall serves the ground-floor accommodation, with a carpeted stairway rising to the first floor. Features include a deep, walk-in, understairs cupboard with a front-facing window, a further storage cupboard, radiator, and two pendant light fittings.

Living/Dining Room - 14' 2'' x 13' 5'' (4.33m x 4.08m)
Located off the entrance hall, with a large window overlooking the garden grounds and offering views over the open countryside to the distant Pentlands, this spacious, carpeted living room offers ample space for dining. Features include a traditional-style wooden fire surround with a living-flame gas fire, radiator, satellite TV and telephone points, ceiling fan/light fitting, and access door to the adjacent kitchen.

Kitchen - 9' 5'' x 8' 6'' (2.86m x 2.58m)
The kitchen is is set off the living room, to the rear, with a window looking on to the private garden grounds, and is fitted with contemporary wall and base units with marble-effect laminate worktops, tiled splashbacks, and a stainless-steel sink with drainer and mixer tap. Integrated appliances include a gas hob and electric oven with an extractor canopy over, and there is space and plumbing for a washing machine and a freestanding fridge/freezer. Floored with tile-effect laminate, there is a wall-mounted radiator, ceiling-mounted spotlight fitting, and an open archway through to the utility/breakfast room.

Utility/Breakfast Room - 9' 3'' x 5' 0'' (2.82m x 1.53m)
Set off the kitchen with an external uPVC door opening into the rear garden, this area offers flexible use as a utility space or breakfast room. Floored with tile-effect laminate, it is fitted with a pine-panelled ceiling, and a spotlight bar.

Shower Room - 7' 11'' x 6' 7'' (2.42m x 2.00m)
Located off the entrance hall with a window to the rear, this well-proportioned, fully-tiled shower room is fitted with a modern, white, three-piece suite, including a corner shower enclosure with pressure spa-shower, vanity unit with storage, pine-clad ceiling with spotlight cluster, and a chrome, ladder-style towel rail.

First-Floor Landing - 13' 5'' x 8' 1'' (4.08m x 2.46m)
Providing access to the three first-floor bedrooms, this light and spacious, carpeted landing benefits from a deep, overstairs storage cupboard, a front-facing window with views to the Pentlands, loft access hatch, and a pendant light fitting.

Loft
Offering useful storage space, this good-sized loft is accessed via a hatchway from the first-floor landing.

Bedroom One - 14' 3'' x 10' 4'' (4.35m x 3.14m)
Front facing, with superb views over open farmland to the Pentland Hills, this light and spacious, carpeted double bedroom is set off the first-floor landing, and benefits from a deep corner storage cupboard, radiator, pendant light fitting, and space for freestanding furniture.

Bedroom Two - 11' 5'' x 9' 8'' (3.48m x 2.94m)
Set off the first-floor landing with a rear-facing window overlooking the private garden ground, this second, spacious, carpeted double bedroom benefits from an open, shelved wall press, radiator, pine-clad ceiling, and a pendant light fitting.

Bedroom Three - 12' 8'' x 9' 8'' (3.85m x 2.94m)
Also at first-floor level, this third, carpeted, double bedroom faces rear, with a corner storage cupboard, radiator, pine-clad ceiling, and a pendant light fitting.

Rear Garden
The property sits on a generous corner plot with extensive and enclosed rear gardens, mainly laid to grass with planted borders, paved patio area, and two large timber sheds. The garden is accessed either directly from the utility area, or via a side pathway from the front.

Front garden
Partly laid to grass, with a paved access pathway, the south-facing front garden has hedging to each side, and may offer potential, subject to any necessary consents, to create a driveway. To the side of the front garden, a wide access path leads to the rear garden and, although there is no dropped kerb, a parking area has been established at the start of this pathway.

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