Poynters Road, Broxburn, West Lothian, EH52 5ED

Occupying an enviable position this impressive home enjoys a wonderful sense of space and privacy whilst remaining within easy walking distance of Broxburn town centre, local schooling, amenities and excellent transport connections to Edinburgh, Livingston and the wider Central Belt.

The welcoming entrance hall immediately sets the tone for the quality found throughout the property, featuring attractive flooring in a contemporary parquet finish and a useful under-stair storage cupboard.

The elegant lounge enjoys an open outlook to the front and has been thoughtfully enhanced with a bespoke media wall, creating a stylish focal point and the perfect setting for relaxing or entertaining.

Undoubtedly the heart of the home is the impressive kitchen and dining space spanning the full width of the property.

Beautifully designed with an extensive range of contemporary cabinetry, integrated appliances and a practical breakfast bar, this exceptional family hub has been created with both everyday living and entertaining in mind.

French doors open directly onto the south-facing garden, flooding the room with natural light and creating a seamless connection between indoor and outdoor living.

A separate utility room provides additional workspace, appliance storage and a substantial walk-in storage cupboard, ensuring practicality matches style.

A handy WC with wash hand basin is accessed from the hallway. The upper level offers four generously proportioned bedrooms, ideal for growing families and home-working requirements alike.

The luxurious principal suite benefits from mirrored fitted wardrobes and a modern en-suite shower room, creating a private retreat at the end of the day.

Bedroom two also features fitted wardrobe storage, while bedroom three offers bespoke fitted wardrobes with internal drawers, hanging space and lighting.

Bedroom four enjoys attractive rear-facing views and provides excellent flexibility as a guest room, nursery or home office. A stylish family bathroom completes the accommodation.

Externally, the property continues to impress. The fully enclosed south-facing garden has been thoughtfully landscaped to create a private outdoor sanctuary.

A generous patio area immediately outside the dining room provides the perfect setting for al fresco dining and summer entertaining, while an elevated decked seating area enjoys excellent sun exposure throughout the day.

The garden has been designed to provide low-maintenance enjoyment without compromising on style.

To the front, a substantial double monobloc driveway provides ample off-street parking and leads to the integral garage, complete with power, lighting and additional storage potential.

AGEENTS NOTE: Factor charge details have been provided by the seller but their accuracy cannot be guaranteed as we may not have seen a copy of the contract.

Should you proceed with the purchase of this property, full details must be verified by your solicitor.

IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS: We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact.

The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given.

All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed.

If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view.

POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller.

POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details.

A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions.

Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases.

FAL260307/2 Description   Occupying an enviable position this impressive home enjoys a wonderful sense of space and privacy whilst remaining within easy walking distance of Broxburn town centre, local schooling, amenities and excellent transport connections to Edinburgh, Livingston and the wider Central Belt.

The welcoming entrance hall immediately sets the tone for the quality found throughout the property, featuring attractive flooring in a contemporary parquet finish and a useful under-stair storage cupboard.

The elegant lounge enjoys an open outlook to the front and has been thoughtfully enhanced with a bespoke media wall, creating a stylish focal point and the perfect setting for relaxing or entertaining.

Undoubtedly the heart of the home is the impressive kitchen and dining space spanning the full width of the property.

Beautifully designed with an extensive range of contemporary cabinetry, integrated appliances and a practical breakfast bar, this exceptional family hub has been created with (truncated) Front External   The integral garage benefits from power and lighting and provides excellent storage or workshop potential.

A substantial double monobloc driveway offers ample off-street parking for multiple vehicles. Lounge   A spacious and elegant family lounge enjoying an open outlook to the front of the property.

The bespoke media wall creates a striking focal point, making this the perfect space for relaxation and entertaining.

Kitchen/Dining Room   The heart of the home, this impressive kitchen diner features a range of modern units, integrated appliances and a breakfast bar ideal for family life.

Patio doors open directly onto the south-facing garden, flooding the room with natural light.

Utility Room   A practical extension of the kitchen offering additional worktop space, appliance provision and direct garden access.

The large walk-in storage cupboard provides excellent additional household storage. WC   A stylish and practical ground floor cloakroom fitted with a modern two-piece suite.

Finished with quality flooring and contemporary fixtures, ideal for everyday family convenience Bedroom 1   A generously proportioned principal suite beautifully presented with fitted mirrored wardrobes and ample space for freestanding furniture.

The room enjoys a bright open outlook and benefits from a contemporary en-suite shower room. En Suite   A modern en-suite shower room fitted with a large walk-in shower, wash hand basin and WC.

Stylishly finished with quality tiling and natural light from an opaque window. Bedroom 2   A spacious double bedroom featuring fitted mirrored wardrobes and tasteful neutral décor.

An ideal guest room or family bedroom with excellent storage provision.

Bedroom 3   A well-proportioned double bedroom overlooking the rear garden and benefiting from fitted wardrobes with internal drawers, hanging space and lighting.

A bright and versatile room perfect for family living. Bedroom 4   A generous fourth bedroom offering flexible accommodation as a bedroom, nursery or home office.

Enjoying attractive rear-facing views towards the Pentland Hills. Bathroom   A contemporary family bathroom fitted with a three-piece suite including bath, wash hand basin and WC.

Finished in neutral tones, creating a bright and relaxing space. Rear Garden   The beautifully landscaped south-facing rear garden has been designed for both relaxation and entertaining.

Featuring a generous patio area, elevated decked seating space and low-maintenance artificial lawn, it offers a private outdoor retreat to enjoy throughout the year.