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" This beautifully-presented, modern, five-bedroom, detached villa is set in an established residential development on the western outskirts of the village of Kirkliston, west of Edinburgh. Offering light, spacious, and flexible family accommodation on two floors, with an entrance hall, living room, dining room, dining kitchen, family room/bedroom five, conservatory, utility room, cloakroom, landing, master bedroom with en-suite, three further double bedrooms, and a bathroom. Tastefully appointed throughout, features include double glazing, gas central heating, excellent storage, including a floored loft, and satellite TV and telephone points. There are generously-sized garden grounds extending to the front, side and rear, incorporating a multi-car driveway to the front, with additional, unrestricted off-street parking bays. Kirkliston is located some 8 miles west of Edinburgh city centre, with the A90/M90 only a short distance away, linking to the M8 and M9. It represents an ideal location for commuting into Edinburgh, and for access to the nearby Edinburgh International Airport, The Gyle Shopping Centre and business parks. 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. There are also well-respected primary and secondary schools within easy travelling distance.

Entrance Hall - 13' 5'' x 6' 8'' (4.10m x 2.02m)
The spacious entrance hall serves the ground-floor accommodation, with a cloakroom directly off, and a carpeted stairway rising to the first floor. Features include real wood flooring, radiator, plain coving, and a ceiling light fitting.

Living Room - 16' 5'' x 11' 10'' (5.00m x 3.61m)
Bright and well-proportioned, the living room is set off the entrance hall, and overlooks the front garden through a double window, with French doors opening into the dining room to the rear. Real wood flooring, feature electric fireplace, radiator, plain coving, ceiling light fitting and satellite TV and telephone points.

Dining Room - 10' 10'' x 9' 10'' (3.30m x 3.00m)
With dual access from the living room and dining kitchen, and opening on to the rear conservatory, the dining room benefits from real wood flooring, radiator, plain coving, and a ceiling light fitting.

Conservatory - 14' 1'' x 11' 6'' (4.30m x 3.50m)
This large, uPVC-framed, double-glazed conservatory sits to the rear, overlooking and with patio doors to the garden grounds, and benefits from a fully-tiled floor and wall uplighting.

Dining Kitchen - 16' 5'' x 9' 10'' (5.00m x 3.00m)
Accessed directly from the hall and dining room, this spacious and bright kitchen offers plenty of dining space, and is fitted with a comprehensive range of wall and base units with laminate worktops, sink and drainer, and tiled splashbacks. Integrated appliances include an induction hob with stainless-steel extractor hood, an electric double oven, large larder fridge, under-unit freezer, and a dishwasher. Further features include real wood flooring, radiator, ceiling-mounted spotlighting, and a deep, understairs storage cupboard. There are twin rear-facing windows overlooking the gardens, and a doorway to an adjacent utility room, with an external door.

Utility Room - 5' 3'' x 5' 2'' (1.61m x 1.57m)
Set off the dining kitchen, with an external side door, the utility room is fitted with wall and base units with laminate worktops, a sink and drainer, and tiled splashbacks. Plumbed for a washing machine, it benefits from real wood flooring, radiator, and a ceiling light fitting.

Family Room / Bedroom 5 - 16' 9'' x 8' 4'' (5.10m x 2.55m)
This light and generously-proportioned, front-facing family room offers potential as a fifth double bedroom, and benefits from a full-width window, real wood flooring, radiator, ceiling light fitting, and a satellite TV point.

Cloakroom - 5' 2'' x 2' 8'' (1.58m x 0.82m)
Located off the entrance hall, and fitted with a contemporary, white, two-piece suite, radiator, extractor fan, ceiling light fitting, and a tiled floor.

First-Floor Landing - 10' 0'' x 6' 4'' (3.06m x 1.93m)
The carpeted landing serves the first-floor bedrooms and bathroom, provides loft access via a ceiling hatch, and features plain coving and a ceiling light fitting.

Master Bedroom - 14' 2'' x 11' 11'' (4.32m x 3.63m)
This is a light and very spacious, carpeted double bedroom with a three-quarter-width window overlooking the front gardens, his-and-hers built-in wardrobes, radiator, pendant light fitting, door to an adjacent en-suite shower room, and ample freestanding furniture space.

Master En-Suite - 7' 9'' x 6' 3'' (2.35m x 1.90m)
Off the master bedroom, the en-suite shower room is fitted with a contemporary, white, three-piece suite, including a recessed shower enclosure with fully-tiled splashbacks and an electric shower unit, a vanity unit with concealed-cistern WC, deep cupboard with a hot water tank, an extractor fan, and ceiling light fitting.

Bedroom Two - 11' 11'' x 11' 2'' (3.62m x 3.40m)
Also front-facing, this second, carpeted double bedroom features a built-in wardrobe, radiator and pendant light fitting.

Bedroom Three - 10' 0'' x 8' 7'' (3.06m x 2.61m)
With views over the garden ground, this third, rear-facing, carpeted double bedroom features a built-in wardrobe, radiator, and pendant light fitting.

Bedroom Four - 11' 5'' x 10' 5'' (3.48m x 3.17m)
Also rear-facing, this fourth, light and generously-proportioned double bedroom overlooks the rear garden, offers ample freestanding furniture space, and benefits from a radiator and pendant light fitting.

Family Bathroom - 8' 0'' x 5' 7'' (2.43m x 1.69m)
Off the first-floor landing, with a rear-facing window,, the family bathroom is fitted with a contemporary, white, three-piece suite, vanity unit with concealed cistern WC, bath with over-bath electric shower, fully-tiled splashbacks, tiled floor, radiator, extractor fan and recessed downlighters.

Loft
Accessed via an extendable ladder and hatchway from the first-floor landing, the fully-floored loft offers useful storage space and benefits from electric light.

Garden Grounds
The property sits in generous garden grounds extending to the front, side and rear. The front garden is partly laid to grass, with planted shrub borders and a multi-car monobloc driveway. To the rear, the enclosed gardens are accessed via a gated side pathway or from the utility room or conservatory. Offering secluded outdoor space, with timber privacy fencing, they are mainly laid to lawn, with planted borders, access pathways, and a paved patio area.



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