The Village, Edinburgh, EH25 9QF

*Marketing Suite Now Open, 11:00am - 5:00pm, Friday to Sunday* An excellent opportunity to acquire The Bute, a stylish four bedroom detached home set within the exclusive Village development at Rosslynlee.

**Incentives Available** Designed with modern family living in mind, this well balanced property combines sociable open plan spaces, with practical accommodation all within a peaceful rural village just minutes from the city.

The ground floor is arranged around a welcoming open plan kitchen and dining area, ideal for everyday life and entertaining alike.

The contemporary kitchen features high quality Leicht cabinetry with matt doors, sleek laminate worktops and a range of fully integrated Siemens and Neff appliances, including an induction hob and eye level oven.

Under cabinet LED lighting, soft closing drawers and carefully considered socket placement ensure both functionality and refined finish.

A separate lounge provides a comfortable retreat from the main living space, while a guest WC, generous utility room and direct access to the integrated garage add excellent day to day practicality.

Ascending to the first floor, The Bute offers four well proportioned bedrooms, finished in a calm, neutral palette.

Two of the bedrooms benefit from stylish ensuite shower rooms, while the remaining rooms are served by a contemporary family bathroom.

Bathrooms and ensuites are finished to a high standard throughout with Villeroy & Boch sanitaryware, Hansgrohe brassware, chrome heated towel rails and a stylish selection of wall and floor tiling.

Built‐in storage to selected bedrooms further enhances convenience.

The home is well equipped for modern living, with BT fibre optic broadband, TV points to principal rooms and selected sockets with integrated usb charging.

Sustainability has been carefully considered, with a B rated EPC, air source heat pump, solar panels and high levels of insulation.

UPVC anthracite windows and high performance double glazing provide excellent energy efficiency and year round comfort.

Externally, The Bute continues to impress with an integrated garage, private driveway and a well proportioned garden, ideal for outdoor dining, family activities or quiet relaxation.

The attractive exterior is complemented by stone detailing and natural clay roofing, creating a timeless appearance that sits comfortably within the rural landscape.

Set in the heart of the Edinburgh countryside, Rosslynlee offers a tranquil village lifestyle with convenient access to the city centre, excellent transport links and a range of local amenities.

The Village blends elegant architecture with open green surroundings, creating a setting that feels both peaceful and refined. *Some images have been computer generated for illustrative purposes only.

Photography used has been taken from the show home, an Arran House type* Council tax bands will be confirmed upon completion.

**Incentives Available, subject to buyers purchase position and developer approval. Incentive value may vary by plot. Cannot be used in conjunction with any other offer.

The developer reserves the right to withdraw or amend this incentive at any time.

Please speak to a Sales Consultant for full details ** The Village is located around twelve minutes' drive from the edge of Edinburgh.

The City Bypass is less than four miles to the north, and the nearby main road to Peebles gives easy access to the Borders by car.

Public transport options, including regular buses and trains from nearby Eskbank station, is well-suited for commuters.

The area provides essential amenities, with local shops, schools, and healthcare facilities nearby. School Catchment for the well-regarded Rosewell Primary School and Lasswade High School.

Roslin village, just a short distance away, offers cafes, pubs, and everyday services, while larger supermarkets and retail options are within a 15-minute drive.

For outdoor activities, Roslin Glen provides walking, cycling, and running routes, and the historic Rosslyn Chapel is close by.

Families will also find play parks and sports facilities such as Hillend dry ski slope.