3a, Smeaton Grove, MUSSELBURGH, EH21 7TW

3a Smeaton Grove is a substantial architect designed modern home, designed with family living and entertaining in mind.

Built in 2012 and beautifully maintained, the property extends to over 3,330 square feet (3,677 square feet including the double garage) across three levels and combines contemporary interiors with well-proportioned accommodation.

It is quietly positioned within Inveresk, one of East Lothian’s most sought-after villages, and enjoys landscaped gardens, a detached double garage and off-street parking.

Accommodation The property is approached via a covered entrance, leading into a bright Entrance Vestibule.

Double doors open into a generous Reception Hall with oak flooring and an oak staircase with glass balustrade rising to the upper floors.

A Cloakroom with wc and plumbing in place for a shower lies off the hall, while glazed double doors lead to the Sitting/Dining Room at the front and the Family Room/Kitchen to the rear.

The dual-aspect Sitting/Dining Room is an elegant and versatile formal space, ideal for entertaining.

At the heart of the home, the Family Room/Kitchen offers a superb open-plan layout with contemporary units, a large island, integrated appliances and ample space for family seating.

Bi-fold doors open directly onto the terrace and landscaped garden, creating a seamless connection between indoors and out.

A Utility Room with fitted units, sink, laundry appliances and external door completes the ground floor. On the first floor there are four generous Double Bedrooms.

Two of these benefit from stylish En Suite Shower Rooms, while the remaining rooms are served by a striking Family Bathroom with freestanding bath, separate shower and vaulted ceiling.

The top floor is given over entirely to the Master Suite.

This impressive private retreat includes a spacious Double Bedroom, a Dressing Room with fitted storage and a luxurious Bathroom featuring a freestanding bath, walk-in shower and contemporary fittings.

Garden The garden has been beautifully landscaped to provide both year-round colour and excellent entertaining space.

A central lawn is bordered by mature trees, shrubs and well-stocked flower beds, creating a private and sheltered setting.

Two paved terraces offer ideal areas for dining and relaxation, one positioned beside a contemporary water feature.

The garden also benefits from an irrigation system, external lighting, three garden taps and external power points.

Professional maintenance is carried out annually by a landscaping company familiar with the planting scheme.

Garage and Parking The Detached Double Garage is fitted with power, lighting and a sink unit with water supply, and includes a floored loft for additional storage.

A private driveway provides further off-street parking.

Location Inveresk is a historic Conservation Village lying just to the south of Musselburgh, well known for its attractive period houses and leafy setting.

Musselburgh itself offers excellent local amenities including independent shops, supermarkets, cafés and restaurants.

Leisure facilities include Musselburgh Racecourse, golf courses, a harbour and coastal walks.

The property is ideally placed for commuting, with easy access to the A1, City Bypass and central Edinburgh. Regular bus and train services also connect Musselburgh to the city.

Schooling in the area is highly regarded, with both state and private options available. Fixtures and Fittings All fitted carpets, curtains, blinds and light fittings are included in the sale.

Integrated Kitchen appliances are also included. The Yew Topiary Balls may be removed from the garden. Services The property is connected to mains water, gas, electricity and drainage.

Gas-fired central heating provides underfloor heating on the ground floor and in bathrooms, with radiators in the bedrooms. The pressurised Megaflo hot water cylinder was replaced in 2024.

Security features include a hard-wired alarm with annual contract and remote monitoring, CCTV and security lighting. Smoke and heat detectors are hard-wired and were replaced in 2023.

Viewing Initially via the 360 Virtual Tour, physical viewings by appointment only with Truscott Property. Council Tax Band G EPC Rating B Tenure Freehold