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"Beautifully presented Main Door, two bedroom lower villa is set in a modern factored development in the popular Balerno distrist, with access to a well maintained communal garden


The accommodation is accessed by main door and briefly comprises welcoming entrance hall with storage and utility provisions; a south facing sitting room with dual French doors leading onto a private patio; modern fitted kitchen with ample wall and base units, integrated appliances and space for a dining table; both bedroom are a good size, and enjoy integrated wardrobes, while the principal benefits from a three piece ensuite shower room; the family bathroom with three piece white suite with shower over the bath completes the accommodation.

To the rear of the property there is a well maintained enclosed garden which provides a communal outside area. Residents within the development enjoy private allocated parking. The property also benefits from solar panels, ensuring electrical efficiency.

Balerno is a desirable residential district lying southwest of Edinburgh City Centre and this property is situated in a quiet locale. It is close to excellent local amenities and the highly esteemed local schools, such as Balerno High School, Dean Park Primary and nearby Heriot Watt University. With the Edinburgh City Bypass and the Park & Ride both within 4 miles away, so this property is ideal for the commuter allowing easy routes to and from Edinburgh and Glasgow. The main motorway network can be easily accessed providing road links throughout Central Scotland and within easy reach of Edinburgh International Airport. The area is well served by public transport, both by bus and with Curriehill railway station just over a mile away, access to Edinburgh City Centre can also be easily achieved. Leisure pursuits in the vicinity include leisure centres, bowling clubs and a number of golf courses. Many pleasant walks may be enjoyed along the banks of the Water of Leith and in the Pentland Hills.

All window furnishings, floor coverings, light fixtures and integrated appliances are included in the sale. Some items of furniture and electrical appliances may be available by separate negotiation. No warranties, guarantees or inventory will be provided.

Please note some of these images have been virtually staged and this is for illustrative purposes only.

Under the HMRC Anti Money Laundering legislation, all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds and required to produce proof of identity and proof of address. This is acceptable either as original or certified documents. By submitting an offer for acceptance, you agree to this condition and are happy for DJ Alexander to contact you for these purposes.

EPC B
Council Tax E £2788.09 inclusive of water and sewage* *based on 2025 2026 tax year The City of Edinburgh Council
Tenure Freehold
Electricity Supply Mains supply with electric meter and consumer units located within the
hall cupboard. There are photovoltaic panels to the roof line
Water Supply Scottish Water
Sewerage Scottish Water
Heating Mains gas boiler and radiators
Broadband 1000 MBPS Potential download speed
Mobile Signal Coverage Full 4G and potential 5G outdoor coverage
Parking There is allocated residents parking within the development
Factor Ross & Liddell at an approximate cost of £60 pcm
All statements contained herein are believed to be correct but are not guaranteed and interested parties must satisfy themselves as to their accuracy.

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