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" Beautifully-presented, four-bedroom, detached family home, offering flexible accommodation across two floors, situated in the Balerno area, lying south west of Edinburgh city centre. Bright and tastefully-decorated, the ground floor of the property comprises an entrance vestibule, hallway, living room, dining/kitchen, dining room, study, playroom, utility room, and WC, with the upper level consisting of a landing, four double bedrooms, (two with en suite), and family bathroom. Finished to a high standard throughout, features include a fitted kitchen with appliances, uPVC double glazing, gas central heating, TV and telephone points, and excellent integrated storage. Additional features include a private driveway, an integrated single garage, as well as a spacious, private garden to the rear of the property. Balerno lies approximately eight miles south-west of Edinburgh city centre, and is well placed for commuters, with regular bus services and the A70, A71, and Edinburgh city bypass, all allowing for ease of commuting by car. The village has a wealth of amenities to meet everyday needs, including shops, a post office, and supermarkets, as well as highly-acclaimed schools at both primary and secondary levels. Recreational facilities are also well provided for, with local sports clubs, a 25 metre swimming pool, golf courses at Dalmahoy and Ratho, and with the surrounding countryside, including the Water of Leith and Pentland Hills, allowing for a variety of outdoor pursuits.

Entrance Vestibule - 4' 8'' x 3' 10'' (1.43m x 1.16m)
The carpeted entrance vestibule provides access to the hallway via a partially glazed door, and includes a built-in store cupboard, plain coving, a radiator, and inset lighting.

Hallway - 20' 3'' x 6' 5'' (6.17m x 1.95m)
With a carpeted staircase to the upstairs accommodation, the hallway provides access to all the ground-floor rooms except the play room, study, and utility room. Features include a telephone point, an under stair cupboard, plain coving, a radiator, inset lighting, and carpeted flooring.

Living Room - 16' 9'' x 12' 10'' (5.10m x 3.91m)
Set to the front of the property, the living room provides access to the dining room via a partially glazed door. Features include TV and telephone points, plain coving, a radiator, a central light fitting, and carpeted flooring.

Dining/Kitchen - 19' 6'' x 18' 6'' (5.94m x 5.65m)
The generously-sized, fitted kitchen is set to the rear of the property and provides access to the play room, and utility room. Features include granite-effect worktops incorporating a stainless-steel sink and drainer, glass splashbacks, unit downlights, a gas hob, electric oven, extractor canopy, fridge/freezer, and an integrated dishwasher. Additional features include excellent integrated storage, plain coving, a radiator, inset lighting, tile-effect vinyl flooring, and space for dining furniture.

Dining Room - 14' 4'' x 12' 10'' (4.36m x 3.92m)
The dining room enjoys dual access from the hall and living room, and provides access to the study. Features include two side-facing windows, plain coving, a radiator, a central light fitting, and carpeted flooring.

Study - 9' 2'' x 6' 7'' (2.80m x 2.00m)
Accessed off the dining room, the study provides access to the private rear garden via a set of patio doors. Features include a telephone point, plain coving, a radiator, central light fitting, and carpeted flooring.

Play Room - 12' 2'' x 8' 8'' (3.71m x 2.63m)
The play room is accessed off the dining/kitchen, and provides access to the private rear garden. Features include a TV point, radiator, plain coving, a pendant light fitting, and tile-effect vinyl flooring.

Utility Room - 8' 6'' x 5' 5'' (2.59m x 1.64m)
Accessed off the dining/kitchen, the utility room provides access to the side of the property, and includes laminate worktops incorporating a stainless-steel sink, glass splashbacks, plain coving, a radiator, pendant light fitting, and tile-effect vinyl flooring. The washing machine, and tumble dryer are available as a separate negotiation.

WC - 6' 4'' x 3' 0'' (1.92m x 0.92m)
Set internally off the hallway, the cloakroom includes a white handbasin, WC, a ladder-style radiator, an extractor fan, inset lighting, and tile-effect vinyl flooring.

Upper Landing - 12' 8'' x 12' 5'' (3.86m x 3.79m)
The spacious upper landing serves access to all four bedrooms, and the family bathroom. Features include an attic hatch, two built-in store cupboards, plain coving, inset lighting, and carpeted flooring.

Master Bedroom - 13' 2'' x 11' 2'' (4.02m x 3.41m)
Set to the rear on the first floor, the master bedroom provides access to an en-suite shower room, and includes a built-in wardrobe, radiator, pendant light fitting, and carpeted flooring.

En-Suite - 9' 1'' x 6' 2'' (2.76m x 1.87m)
Accessed off the master bedroom with a side-facing window, this stylish en-suite shower room features a contemporary two-piece suite including two hand basins, a single shower in a double shower enclosure, tiled splashbacks, a ladder-style radiator, inset lighting, and wood-effect vinyl flooring.

Bedroom Two - 10' 0'' x 7' 11'' (3.06m x 2.41m)
The second double bedroom is set to the rear of the property with a window overlooking the private rear garden, and provides access to an en-suite shower room. Features include a radiator, plain coving, a pendant light fitting, and carpeted flooring.

En-Suite Two - 8' 7'' x 4' 10'' (2.62m x 1.48m)
Accessed of the second bedroom with a rear-facing window, this bright en-suite shower room includes a white two-piece suite, an electric shower enclosure, tile splashbacks, a ladder-style radiator, inset lighting, and tile-effect laminate flooring.

Bedroom Three - 11' 3'' x 11' 1'' (3.44m x 3.37m)
With a front-facing window, the third double bedroom includes a built-in wardrobe, plain coving, a radiator, pendant light fitting, and carpeted flooring.

Bedroom Four - 12' 9'' x 8' 6'' (3.89m x 2.59m)
The fourth double bedroom is set to the front of the property, and features a built-in wardrobe, a radiator, plain coving, a pendant light fitting, and carpeted flooring.

Family Bathroom - 8' 4'' x 8' 1'' (2.54m x 2.46m)
Accessed off the upper landing with a front-facing window, this stylish bathroom includes a contemporary white three-piece suite including a vanity unit, and concealed cistern. Additional features include a built-in cupboard, a ladder-style radiator, plain coving, inset lighting, and wood-effect laminate flooring.

Garage - 17' 2'' x 8' 10'' (5.22m x 2.69m)
With power and light, the integrated, single garage is set to the side of the property, and is accessed via the hallway, and a manual up-and-over door. Features include a door to the side of the property, a radiator, two pendant light fittings, tile-effect vinyl flooring, and the water tank.

Gardens
The property includes a mono-block driveway to the front, and a well-maintained, private rear garden connected by a side path. Measuring approx. 12m x 11m, the garden is mainly laid to lawn and features a paved patio, a shed, medium-sized shrubs, and wood perimeter fencing.

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