13, Sylvan Grove, Falkirk, EH51 0RB

Welcome to 13 Sylvan Way, Bo’ness—a charming two-bedroom end-terraced home situated in a peaceful cul-de-sac.

Offering homely accommodation, a sunny south-facing rear garden and allocated parking, this attractive property is ideal for a full audience; first-time buyers, couples, young families or those looking to downsize.

The accommodation opens into a welcoming entrance hall, leading to a generously proportioned, front-facing lounge with fitted carpeting and access to the kitchen.

To the rear is a bright dining kitchen, fitted with a good range of grey wall and base units complemented by contrasting worktops.

Integrated appliances include an eye-level oven, electric hob and extractor fan, while a stainless-steel sink and drainer complete the practical layout.

A door provides direct access to the fully enclosed south-facing rear garden, which features a lawn and paved patio—perfect for outdoor dining, summer barbecues and entertaining.

Upstairs, the hallway leads to two well-proportioned double bedrooms and the family bathroom. The property benefits from Gas central heating, double glazing and the loft is partially floored.

Further benefits include allocated parking and a convenient position close to local amenities and transport connections.

Area Description Bo’ness is a popular town on the southern shore of the Firth of Forth, offering a good selection of local shops, schools, leisure facilities and everyday services.

The town is known for its historic character, scenic waterfront and attractions including Kinneil Estate and the Bo’ness and Kinneil Railway.

The surrounding road network provides convenient access to Falkirk, Linlithgow, Edinburgh, Stirling and the wider Central Belt, making the area particularly appealing to commuters.

Linlithgow railway station is also within easy reach and offers regular services towards Edinburgh and Glasgow.

With countryside walks, coastal scenery and a welcoming community, Bo’ness combines convenient town living with excellent access to surrounding business centres and transport links.

** All sizes are approximate and taken at widest point.

Whilst the above are believed to be correct, they are not warranted and do not form part of any contract *** Important Notice EwartPark give notice that: 1.

They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth.

Any information given is entirely without responsibility on the part of the agents or the sellers.

These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate.

The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed.

Any error, omission or misstatement shall not annul the sale or entitle any party to compensation or recourse to action at law.

It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. EwartPark.

Have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice. 3.

All descriptions or references to condition are given in good faith only.

Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance.

No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn. Misrepresentations 1.

The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor EwartPark, the selling agents, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.

2.

The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.

3.

Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.

Particulars and Plans These particulars and plan are believed to be correct, but they are in no way guaranteed.

Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.

Home Report A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available on request. EPC rating: C.