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" Beautifully-presented, three-bedroom, modern family home located in the village of Kirkliston, lying to the north-west of Edinburgh. Set over two levels, the property is comprised of an entrance hall, living/dining room, family room, kitchen, utility room, three double bedrooms, en-suite, family bathroom, and ground-floor WC. This impressive family home has been extended to the rear, and includes front and rear gardens, plus a garage and two-vehicle driveway. In excellent decorative order throughout, features include quality wood flooring, double glazing, gas central heating, and ample integrated storage spaces, including a loft. The village of Kirkliston is a 25-minute drive from the centre of Edinburgh, and is served by a regular bus service. The A90/M90 is only a short distance away, with links to the M8 and M9, and is also an ideal location for commuting into Edinburgh and for the nearby 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 also has well-respected primary and secondary schooling within easy travelling distance.

Entrance Hall - 7' 1'' x 3' 11'' (2.17m x 1.20m)
The bright entrance hall gives access to the living room and carpeted stairway to the first floor, with quality engineered-wood flooring, radiator and a pendant light fitting.

Living/Dining Room - 22' 7'' x 11' 6'' (6.89m x 3.50m)
The first spacious public room is set across the ground floor with access to the kitchen and family room, and is fitted with carpeted flooring, cornice, electric fireplace with solid wood surround, TV and phone points, two radiators and two pendant light fittings.

Family Room - 14' 4'' x 13' 1'' (4.37m x 4.00m)
This bright and spacious family room features excellent natural light from triple-aspect windows, and from electric Velux skylights with automatic rain sensors. Flooring is red oak engineered wood, and there is spot downlighting, cornice, TV point, radiator and French doors to the rear garden patio deck.

Kitchen - 14' 9'' x 8' 1'' (4.50m x 2.46m)
The bright and spacious breakfasting kitchen is set off the living room, and is fitted with integrated oven, gas hob and canopy, with a dishwasher, laminate worktop, tiled splashback and composite sink.

Utility Room - 8' 0'' x 5' 5'' (2.44m x 1.66m)
Set off the kitchen, and with a door to the side of the property, this good-sized utility room is fitted with a worktop and unit, stainless-steel sink with drainer, washer/dryer, freezer, radiator and a central spotlight fitting.

Master Bedroom - 11' 3'' x 10' 7'' (3.44m x 3.22m)
The first double bedroom overlooks the rear of the property from the first floor, and features a private shower room, built-in mirrored wardrobes, TV and phone points, carpeted flooring, radiator and a pendant light fitting.

En-Suite - 7' 0'' x 4' 8'' (2.14m x 1.43m)
The private shower room for the master bedroom features a contemporary two-piece suite with a concealed-cistern WC, inset handbasin, storage units, integrated shower cubicle, tiling all round, tall chrome ladder-style radiator, spot downlighting, and an extractor fan.

Bedroom Two - 11' 7'' x 9' 5'' (3.52m x 2.88m)
The second double bedroom is set on the first floor to the front of the property, and features a built-in mirrored wardrobe, carpeted flooring, radiator and a pendant light fitting.

Bedroom Three - 11' 7'' x 7' 10'' (3.53m x 2.40m)
The third double bedroom is also set on the first floor to the front of the property, and features a built-in mirrored wardrobe, carpeted flooring, radiator and a pendant light fitting.

Family Bathroom - 10' 6'' x 8' 3'' (3.21m x 2.51m)
The family bathroom is set on the first floor with a window to the rear of the property, and features solid wood flooring, a three-piece suite including a concealed-cistern WC, inset basin, and a mains shower over the bath with a glass shower screen. The fitted storage unit has a stone-effect worktop, and there is a radiator, spot downlighting, and extractor fan.

WC - 6' 6'' x 2' 10'' (1.97m x 0.86m)
Set on the ground floor off the utility room, the ground floor WC/cloakroom is fitted with a two-piece suite including a unit-mounted washbasin, modern wall panelling, ladder-style radiator, and spot down lighting.

Upper Hall - 9' 5'' x 5' 5'' (2.88m x 1.65m)
The carpeted upper hall gives access to all first-floor rooms and the loft space, including a radiator, power point and pendant light fitting.

Garage - 16' 9'' x 7' 9'' (5.10m x 2.35m)
A good-sized private garage, including lighting, power point and shelving.

Gardens
The property features private front and rear gardens, with the front made up of lawn and the driveway space. The rear garden measures approx. 10m x 10m, and features a decked patio with lighting, accessed from the family room French doors, lawn with patio surround, garden shed and privacy fencing all round.

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