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" Immaculate modern three bedroom semi-detached villa offering well-proportioned family accommodation on two storeys. Quietly located in an established residential development, this sunny, south facing property enjoys secluded and beautifully landscaped gardens to the rear with a partly hedged front garden mainly given over to driveway. Internally, it benefits from double glazing, gas central heating, intruder alarm system, excellent storage space including floored loft, cable TV and phone points. The accommodation comprises: entrance hall; living room; dining kitchen; WC; stairway and landing; two double bedrooms, one single bedroom and bathroom. Wester Hailes lies to the west of Edinburgh, bounded by Baberton, Longstone, Kingsknowe and Sighthill. The property is close to the City Bypass and to the dual carriageway which connects to the main motorway network and facilitates rapid access to the City Centre by car or bus. The Wester Hailes shopping centre is within walking distance and, catering for everyday needs, also boasts a multi-screen cinema. Further speciality shopping can be found at nearby Corstorphine and at the Gyle Shopping Centre, with its M&S store and Morrison's supermarket. Livingston is just 20 minutes away by car and the A70 takes you to Balerno and beyond to open countryside. Excellent local schooling is available at all levels and the Wester Hailes Education Centre has a pool and a variety of recreational facilities.

Entrance Hall - 8' 6'' x 7' 7'' (2.60m x 2.30m)
Good sized entrance hall serving the ground floor rooms with carpeted stairway rising to the first floor landing, real wood flooring, deep storage cupboard, radiator, phone point, smoke alarm and pendant light fitting.

Living Room - 15' 9'' x 15' 7'' (4.79m x 4.75m)
Sunny and spacious living room, off the entrance hall, with box bay window overlooking the front garden, real wood flooring, radiators, cable TV point and pendant light fitting.

Dining Kitchen - 15' 7'' x 11' 5'' (4.75m x 3.49m)
Set to the rear, off the entrance hall, this spacious dining kitchen offers ample space for dining table and chairs and benefits from real wood flooring, radiator, pendant light fittings, ceiling mounted extractor fan and sliding patio door opening on to the secluded private rear garden. The kitchen area benefits from fitted wall and base units with natural dark oak worktops, tiled splashbacks, gas hob and electric oven, stainless steel sink with drainer and space and plumbing for free standing fridge freezer and washing machine. Vertical blinds on window and patio door are included in the sale.

WC - 4' 11'' x 4' 9'' (1.50m x 1.45m)
Off the entrance hall with window to the rear, white WC and hand basin with tiled splashback, real wood flooring, fitted blind, radiator and ceiling light fitting.

First Floor Landing - 9' 7'' x 5' 0'' (2.93m x 1.53m)
Good sized, carpeted first floor landing serving the bedrooms and bathroom, with radiator, smoke alarm, pendant light fitting, loft access hatch and ceiling light fitting.

Bedroom One - 11' 7'' x 10' 3'' (3.53m x 3.13m)
Light and spacious, carpeted double bedroom, off the landing, with window to the front, built-in mirrored wardrobe, radiator, phone point, pendant light fitting and space for free standing bedroom furniture.

Bedroom Two - 10' 3'' x 9' 7'' (3.13m x 2.91m)
Also off the first floor landing with window overlooking the private garden grounds to the rear, this carpeted double bedroom benefits from built-in mirrored wardrobe, airing cupboard, radiator and pendant light fitting.

Bedroom Three - 8' 3'' x 6' 10'' (2.52m x 2.09m)
Good sized, carpeted front facing single bedroom, off the first floor landing with window over the garden grounds, pendant light fitting, radiator and ceiling light fitting.

Bathroom - 6' 7'' x 5' 7'' (2.01m x 1.70m)
Off the landing with rear facing window, contemporary white three piece suite including over bath mixer shower unit, glazed shower screen, fully tiled splashbacks with complementary half height wall tiling, fitted blind, tiled floor, radiator, extractor fan and ceiling light fitting.

Loft
Fully floored and insulated loft with light and power, offering good storage space and accessed via an extendible ladder through ceiling hatch from upper landing.

Gardens - 85' 4'' x 32' 10'' (26.00m x 10.00m)
The property sits on a generous corner plot extending to some 250 m2. The south facing front garden, hedged to the side, is mainly given over to a paved and gravel two car driveway, with paved and gated side pathway leading round to the rear garden. The quiet and secluded rear grounds are beautifully landscaped, partly laid to grass with paved patio areas, planted shrub and floral borders, hedging and a large timber shed.

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