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" Set in the Midlothian conservation village of Pathhead, this well-presented, two-bedroom, semi-detached villa, offers light and well-proportioned family living space on two storeys. The accommodation consists of an entrance hall, kitchen, living/dining room, first-floor landing, two double bedrooms and a family bathroom. It benefits from double glazing, oil-fired central heating, satellite TV and phone points and ample storage space, including a floored loft. Enjoying an elevated position, with extensive parklands to the rear, it offers fine views to the front, over the village rooftops to the Moorfoot Hills beyond. It further benefits from generous and well-tended gardens to the front, side and rear, with a single car driveway and unrestricted on street parking.Pathhead is a long-established conservation village, some 11 miles south of Edinburgh, straddling the A68, one of the main routes south to the Scottish Borders. The village has two primary schools, making it a popular family area, plus a good range of local shops and services. Dalkieth, the nearest large town, offers a broad range of High Street shops, services and amenities, with Edinburgh itself just a little further distant. Surrounded by open countryside, with numerous paths and riverside walkways, and Vogrie Country Park just a couple of miles away, there is easy and direct access to the City Bypass and onwards to Edinburgh and the A1, plus a regular bus service connecting to the city and surrounding towns.

Entrance Hall - 9' 10'' x 6' 5'' (3.00m x 1.95m)
The front entrance hall leads straight through to the kitchen area and living/dining room. It is fitted with wood-effect laminate flooring, and benefits from a radiator, understairs cupboard, plain coving, smoke detector, and a pendant light fitting. A carpeted stairway rises from the entrance hall to the first-floor landing.

Kitchen - 10' 6'' x 6' 5'' (3.20m x 1.95m)
Set to the rear, off the entrance hallway, and with a window and door to the back garden, the kitchen is partially open-plan to the adjacent living/dining room. Fitted with wood-effect wall and base units, laminate worktops and tiled splashbacks, there is a ceramic hob and electric oven with extractor canopy over, and a stainless-steel sink with drainer and mixer tap. With plumbing and space for a full range of kitchen appliances, it benefits from wood-effect laminate flooring, plain coving, and ceiling-mounted spotlighting. A half-height divider separates the kitchen from the dining area, and incorporates a breakfast bar.

Living/Dining Room - 20' 2'' x 10' 5'' (6.15m x 3.17m)
This light and spacious dual-aspect living room enjoys garden views to the front and rear, and offers ample space for dining. Fitted with wood-effect laminate flooring, radiators, a wall-mounted slimline electric fire, plain coving, spotlight bar and satellite TV and telephone points, it is partially open-plan to the kitchen area, and directly accesses the rear garden through a set of modern uPVC double glazed patio doors.

First-Floor Landing - 6' 4'' x 4' 4'' (1.92m x 1.32m)
The carpeted first-floor landing benefits from natural light provided by a side window, and serves the two bedrooms and bathroom. An overhead hatch provides access to the floored loft, and there is a smoke alarm and pendant light fitting.

Bedroom One - 13' 11'' x 9' 9'' (4.24m x 2.97m)
This light and spacious double bedroom is set off the first-floor landing, with two front-facing windows offering fine views over the neighbouring rooftops to the rolling farmland and hillsides beyond. Features include wood-effect laminate flooring, a built-in wardrobe cupboard, radiator, plain coving, pendant light fitting, and a further, deep, overstairs storage cupboard with shelving and hanging rail.

Bedroom Two - 10' 10'' x 10' 4'' (3.30m x 3.14m)
Set to the rear, off the first-floor landing, this second, well-proportioned, double bedroom enjoys views over the private rear garden to the parkland beyond, and benefits from a built-in wardrobe, wood-effect laminate flooring, radiator, plain coving, and pendant light-fitting.

Bathroom - 6' 4'' x 5' 9'' (1.92m x 1.76m)
This is located off the landing, with a window to the rear, and a white three-piece suite including an over-bath electric shower. There is full splashback tiling, pine ceiling cladding, radiator, vinyl floor covering, and ceiling-mounted spotlighting.

Loft
This insulated and floored loft offers excellent storage space, and is accessed via an extendable ladder from the first-floor landing.

Gardens
The property sits on a generous plot, with well-tended, private gardens to the front, side and rear. The garden to the front is mainly laid to grass, with a paved access pathway and planted shrub borders. The pathway continues round the side of the property to the elevated rear gardens which incorporate a paved patio area immediately to the rear, decked patio areas, drying green, shrub borders and a single driveway with gated rear access. The timber shed located to the side, and the shed and playhouse in the rear garden, are all included in the sale price. There may be potential, subject to any necessary consents, to expand the driveway.

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