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Winchburgh | West Lothian60 Tippet Knowes Road, EH52 6UL

The charming village of Winchburgh offers the best of both worlds: a relaxed rural haven within easy reach of the capital. Situated approximately ten miles west of Edinburgh city centre and enveloped by rolling hills and rich green pastures, Winchburgh offers no shortage of outdoor activities including a network of walking and cycle routes throughout the dense countryside or along picturesque Union Canal. Winchburgh is also home to the historic tower house Niddry Castle, with prestigious Niddry Castle Golf Club within its grounds. Much of Winchburgh’s charm lies in its increasingly rare village ambience and thriving local community. The village boasts a remarkable range of services and amenities including independent shops and eateries, a post office, hotel, pharmacy and a medical centre, plus a community centre offering a varied programme of clubs and classes for all ages. Early years and primary education is provided at two local primary schools, Winchburgh and Holy Family RC, followed by secondary schooling at Linlithgow Academy. Winchburgh is popular with commuters thanks to its ideal location between the M8 and M9, as well as its close proximity to Edinburgh Airport and the Forth Road Bridge. The village is also well served by public transport including frequent bus services into Edinburgh, as well as nearby Linlithgow, Broxburn, Falkirk and South Queensferry.

WincHbURgH,WEsT LoTHian

60 TippET KnoWEs Road, WincHbURgH, WEsT LoTHian, EH52 6UL

Offering an abundance of spacious and stylish accommodation over two levels, this impressive three-bedroom detached house is the perfect home for a young, growing family. Set within a quiet cul-de-sac in the sought-after village of Winchburgh, the property enjoys a fabulous open-plan layout, superb natural light and impeccably designed interiors. Sitting behind a neat front garden and twin monoblock driveways,

the front door opens into a sunny entrance vestibule (ideal for wet coats and muddy boots) and continues into a well-proportioned hall, which accommodates a convenient WC. A glazed door on the left leads into the open-plan living space, where triple aspect windows create a light and airy ambience, and allow clear lines of sight into the leafy garden.

offERs ovER £165,000

dimensions(Taken from the widest point)

Lounge 4.95m (16’3”) x 3.07m (10’1”)Dining Kitchen 4.85m (15’11”) x 3.18m (10’5”)Conservatory 4.48m (14’8”) x 3.99m (13’1”)Bedroom 1 4.03m (13’3”) x 2.85m (9’4”)Bedroom 2 3.20m (10’6”) x 2.85m (9’4”)Bedroom 3 3.09m (10’2”) x 2.41m (7’11”)Bathroom 2.16m (7’1”) x 1.67m (5’6”)WC 1.30m (4’3”) x 0.75m (2’6”)

viewing By appointment with Gilson Gray on 0131 516 5366.

Epc Rating - D

council Tax Band - D

features

• Spacious and stylish detached house• Fabulous open-plan lounge/dining kitchen• Magnificent conservatory• Three double bedrooms with fitted storage• Pristine three-piece bathroom• Separate utility cupboard and WC• Private front and rear gardens• Single garage, twin driveways and ample on-

street parking• Gas central heating and double glazing

Note: No guarantees can be given in respect of the foregoing appliances.

Starting in the inviting lounge, this generous yet cosy space provides scope for various seating arrangements. From here you continue into the immaculate dining kitchen, which was fully upgraded and modernised just a few months ago. Enclosed by a convivial breakfast peninsula, the gleaming, all-white kitchen boasts an array of glossy, handleless base and wall cabinets, which effortlessly conceal a range of integrated appliances including a four-ring gas hob, extractor hood, electric single oven and dishwasher, with space for a freestanding fridge/freezer. An example of open-plan design at its best, the kitchen also benefits from a separate utility cupboard providing excellent laundry facilities and hidden storage. In addition to bar seating around the striking breakfast peninsula, the generous dining area easily accommodates a six-seat dining table – perfect for busy family meals or entertaining. Double patio doors lead into the magnificent conservatory, which would make a delightful second sitting room, dining room or play room, particularly given its direct access to the rear garden.

Continuing upstairs onto the bright and airy landing, the property boasts three well-proportioned double bedrooms, all of which enjoy fitted storage and superb natural light. Finished with contemporary fixtures and fittings paired with elegant, neutral décor, the sleek three-piece bathroom features a shower-over-bath with a contemporary glass shower screen, a basin and a WC. The house benefits from ample storage throughout including a deep hall cupboard and a partially floored loft accessed via hatch and Ramsay ladder on the landing.

Externally the property enjoys a neat front garden and a private, secluded rear garden featuring a fantastic decked seating area and patio – ideal for family barbecues! A detached single garage and twin driveways provide excellent off-street parking, with ample on-street parking also available. Gas central heating and double glazing throughout ensure a warm, energy-efficient climate all year round.

These particulars were prepared on the basis of our own knowledge of the local area and, in respect of the property itself, information supplied to us by our clients; all reasonable steps were taken at the time of preparing these particulars to ensure that all details contained in them were accurate. All statements contained in the particulars are for information only and all parties should not rely upon them as statements or representations of fact. In particular, (a) descriptions, measurements and dimensions, which may be quoted in these particulars are approximate only and (b) all references to conditions, planning permission, services, usage, constructions, fixtures and fittings and movable items contained in the property are for guidance only. Our clients may instruct us to set a closing date for offers at short notice and therefore if you wish to pursue interest in this property, you should immediately instruct your solicitor to note interest with us. Our clients reserve the right to conclude a bargain for the sale of the above subjects or any part thereof ahead of a notified closing date and will not be obliged to accept either the highest or indeed any offer for the above subjects or any part thereof. All measurements have been taken using a sonic tape and cannot be regarded as guaranteed given the limitations of the device. Services and/or appliances referred to in these particulars have not been tested and no warranty is given that they are in full working order.

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29 Rutland Square EH1 2BW

0131 516 5366

160 West George Street G2 2HQ

0141 530 2021

Edinburgh Glasgow

To learn more about the property in this schedule please email propertysales@gilsongray.co.ukstating the address in the title of the email.

For a Free No Obligation Valuation please email propertysales@gilsongray.co.uk

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