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" This charming and spacious three-bedroom, detached house has an idyllic rural location, forming part of the village of Heriot, Midlothian. A bespoke 'barn conversion', this tastefully-finished family home is set over two storeys and includes a private garden and a shared courtyard. The ground floor of the accommodation is comprised of entrance halls to both as aspects, a central hall, two double bedrooms, utility room, and a shower room, with the first floor comprising an open living area, kitchen/diner, double bedroom, and a family bathroom. The property features a well-proportioned floor plan, dual-aspect rooms, multiple TV and telephone points, and good storage provision. In addition, there is oil fuelled central heating, wood-framed double glazed windows, and a fitted kitchen with appliances. Located in a gentle valley created by the Moorfoot Hills, Heriot is just of the A7 trunk road, about 20 miles south of Edinburgh and just 8 miles south of Gorebridge, for connection to the upcoming Borders railway. Surrounded by open countyside, moorland, woods and hills, this splendid rural area offers numerous walks, and provides leisure activities including golfing, fishing, and mountain biking. Historic towns and villages such as Peebles and Galasheils are also within easy reach.

Front Porch - 7' 6'' x 3' 10'' (2.28m x 1.16m)
The bright front entrance gives access to the main ground floor hall, and features ample storage for outerwear, tiled flooring, and a central light fitting.

Rear Entrance Hall - 6' 8'' x 3' 8'' (2.02m x 1.11m)
The rear ground floor hall offers access to the property from the shared courtyard, with parking spaces beyond, and gives access to the main ground floor hall and to the carpeted stairway to the first floor. Features a large under-stair store cupboard, tiled flooring, radiator, and a central light fitting.

Hall - 21' 5'' x 12' 8'' (6.54m x 3.87m)
This spacious central hall gives access throughout the ground floor, and features tiled flooring, radiator, three light fixtures, power points, and a built-in store cupboard.

Bedroom One - 10' 8'' x 9' 11'' (3.25m x 3.01m)
The first double bedroom is located on the ground floor, and features dual-aspect natural light from the front and rear, a built-in mirrored wardrobe, TV point, radiator, carpeted flooring, and a pendant light fitting.

Bedroom Two - 10' 7'' x 9' 11'' (3.23m x 3.01m)
The second double bedroom is set on the ground floor with a front-facing window, and features a built-in wardrobe, TV and telephone points, radiator, carpeted flooring, and a central light fitting.

Shower Room - 8' 8'' x 4' 11'' (2.63m x 1.50m)
The shower room is located off the ground floor hall with a window to the rear of the property, and is fitted with a two-piece suite, integrated cubicle with an electric shower, stainless-steel ladder-style radiator, tiled flooring and splash walls, and a central spotlight fitting.

Utility Room - 7' 9'' x 5' 9'' (2.35m x 1.76m)
The utility room is located on the ground floor with a rear-facing window, and features fitted units and a worktop, stainless-steel sink with drainer, a tiled splashback, washing machine, ceiling-mounted drying pulley, radiator, tile-effect vinyl flooring, and a central light fitting.

Living Room - 23' 9'' x 14' 8'' (7.25m x 4.46m)
The open, first-floor living area features dual-aspect natural light, has ample room for lounge furniture, and features a wood burning stove, carpeted flooring, TV and telephone points, radiator, a decorative pendant light fitting, and three spotlight fittings.

Kitchen/Diner - 13' 8'' x 12' 0'' (4.16m x 3.67m)
This bright, dual-aspect kitchen is located on the first floor, off the living room, and features TV and telephone points, radiator, tile-effect vinyl flooring, and two ceiling light fittings. The fitted units include a real wood worktop, stainless-steel sink with drainer, tiled splashback, electric cooker, integrated canopy, a tall fridge/freezer, and a second standalone freezer.

Bedroom Three - 11' 11'' x 11' 9'' (3.62m x 3.57m)
The third double bedroom is located on the first floor, with a front-facing window, and features TV and telephone points, carpeted flooring, radiator, and a central light fitting.

Family Bathroom - 7' 1'' x 6' 10'' (2.17m x 2.08m)
The bathroom is located on the first floor with a rear-facing window, and is fitted with a three-piece suite including an electric shower unit over the bath, tiled flooring and splash walls, stainless steel ladder-style radiator, and a mirrored wall cabinet.

Gardens
The property includes a private garden to the front and a shared courtyard to the rear. The garden measures approx. 14m x 8m and features a lawn, store shed, and established flowering shrubbery, whilst there is also gravelled landscaping and a front gate for additional off-street parking, if desired.

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