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" Bright and well-presented, three-bedroom, semi-detached family home, located in a quiet and established residential area in Kirkliston, on the north-western outskirts of Edinburgh. The property offers flexible and spacious accommodation over two floors, and is comprised of an entrance hall, living/dining room, open-plan kitchen, two double bedrooms, single bedroom, and bathroom. Tastefully-presented, features include modern uPVC double glazing, gas central heating, TV and telephone points, and excellent storage provision. It benefits from well-maintained private gardens to the front and rear, a large multi-vehicle driveway to the side, a rear porch, and a detached garage. The village of Kirkliston is a few miles beyond the north-western edge of Edinburgh, and is served by a regular bus service, with Dalmeny rail station a 10-minute drive or so away. The A90/M90 is a short distance from the property, with links to the M8 and M9, and this is also an ideal location for commuting into Edinburgh, and for access to Edinburgh international Airport. An ancient village, Kirkliston is a designated conservation area, and is surrounded by agricultural land. With plenty of local amenities in the village, there is also a Tesco superstore at nearby South Queensferry, and a multitude of country parks and open walks in the surrounding area. The area hosts well-respected primary and secondary schooling within easy travelling distance.

Entrance Hall - 6' 1'' x 4' 0'' (1.86m x 1.22m)
This bright entrance hall gives access to the living room, rises up a carpeted stairway to the first floor, and features laminate flooring, a radiator, and a ceiling light fitting.

Living Area - 13' 9'' x 13' 5'' (4.18m x 4.1m)
This spacious, dual-aspect living space features a rear dining area with an open-plan kitchen. The living area is front-facing, includes laminate flooring, a contemporary gas fireplace, TV and telephone points, radiator, wall-mounted uplighter, store cupboard, and a central light fitting.

Kitchen/Dining Area - 16' 7'' x 11' 5'' (5.06m x 3.49m)
The open-plan kitchen is set to the rear of living/dining room, and includes a door to the rear porch, tile-effect vinyl flooring, and a ceiling light fitting. Includes wall and base units, tiled splashbacks, laminate worktops, a stainless-steel sink, freestanding fridge/freezer, gas cooker, dishwasher, and a washing machine. The dining area has patio doors to the garden, a radiator, laminate flooring, and a central light fitting.

Rear Porch - 5' 2'' x 3' 6'' (1.58m x 1.06m)
The porch is set off the kitchen, offers additional storage space, and gives access to the garden.

Landing - 8' 7'' x 6' 5'' (2.62m x 1.96m)
The upper landing benefits from natural light, with a side window at the top of the stairway, and gives access to the first-floor accommodation and the loft space. Includes a shelved cupboard, carpeted flooring, and pendant light fitting.

Bedroom One - 13' 8'' x 9' 11'' (4.16m x 3.02m)
This bright, spacious, and front-facing double bedroom offers ample freestanding bedroom furniture space, and features carpeted flooring, telephone point, radiator, and pendant light fitting.

Bedroom Two - 11' 8'' x 9' 11'' (3.56m x 3.01m)
The second double bedroom overlooks the rear garden from the first floor, and features carpeted flooring, a built-in store cupboard, radiator, and a pendant light fitting.

Bedroom Three - 10' 5'' x 7' 9'' (3.17m x 2.35m)
The third, single bedroom is set on the first floor, with a front-facing window, and features a built-in store cupboard, carpeted flooring, radiator, and a pendant light fitting.

Bathroom - 6' 5'' x 5' 10'' (1.95m x 1.79m)
This bright and airy bathroom is set on the first floor, with a window to the rear, and features a three-piece suite including an electric shower unit over the bath, laminate flooring, a fully-tiled surround, chrome ladder-style radiator, and a ceiling-mounted spotlight bar.

Garage - 17' 9'' x 9' 8'' (5.4m x 2.95m)
The detached garage is located to the rear of the garden, is accessed via an up-and-over front door, with a side access door. Includes light, power, and ample storage space.

Gardens
The property features private gardens to the front and rear, with a multi-vehicle driveway along the side. The front garden includes a lawn with established shrubbery, and measures approx. 8.5m x 7.5m. The large south-facing rear garden measures approx. 14.5m x 8m, and includes a well-kept lawn, patio, and tall perimeter fencing with a side access gate.

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