5, South Philpingstone Lane, Bo'ness, EH51 9JZ

5 South Philpingstone Lane, Bo’ness, EH51 9JZ This charming two-bedroom ground-floor flat presents an excellent opportunity for first-time buyers, downsizers, or investors looking to secure a home within a vibrant coastal community at an attractive price point.

The accommodation begins with a practical vestibule, creating a welcoming entrance while providing privacy and shelter from the main living space.

From here, you are welcomed into a bright and spacious lounge, where large windows allow an abundance of natural light to fill the room, creating a warm and inviting atmosphere.

Adjacent to the lounge is a modern, fully fitted kitchen, thoughtfully designed with contemporary cabinetry, generous worktop space, and integrated appliances, making it both stylish and practical for everyday living.

Both double bedrooms are well proportioned and benefit from built-in wardrobe storage, while enjoying peaceful views over the rear garden.

Completing the accommodation is the shower room, fitted with a modern two-piece suite, a separate shower enclosure, and stylish tiling throughout.

Externally, the property enjoys a private rear garden, which is predominantly laid to lawn and includes a useful garden shed. Residents' parking is also available.

The district Bo'ness is a small town on the southern banks of the Firth of Forth, located some 20 miles from Edinburgh, and offers a wide range of shopping and leisure facilities, including Tesco and Lidl, and both primary and secondary schools.

Recreational pursuits include golf, fishing and a number of attractive walks via large open greenland at the sea-front, Kinneil Estate and access to The John Muir Way.

The town also boasts its own Steam Railway, historic renovated Hippodrome Cinema, the famous Bo'ness Fair Day and recently re-established historic Bo'ness Hillclimb.

Linlithgow Train Station is approximately 2.5 miles away and there are regular bus services to Linlithgow, Falkirk and Stirling.

In addition, the Community Bus service provides a time tabled and bookable return service to Edinburgh at key morning, afternoon and early evening times.

Room dimensions Living Room – 13’7” x 10’5” Kitchen –9’0” x 8’5” Bedroom – 11’2” x 8’9” Bedroom 2 – 8’10” x 8’9” Bathroom – 6’0” x 5’7” Extras All fitted floor coverings, light fittings, blinds and curtains and white goods are included in the sale.

Home report To request a copy of the Home Report please email [email protected]. All interested parties are advised to view the Home Report prior to viewing the property.

The property has a Council Tax Band B. The property has an Energy Rating Category C. Tenure: Ownership Viewing Viewings are strictly by appointment.

To arrange a viewing, please call or email [email protected].

Liddle & anderson solicitors 2 market street bo’ness EH51 9AD tel: Fax: Prospective purchasers are advised to have their interest noted through their Solicitor as soon as possible in the event of an early closing date being set for the receipt of Offers.

The seller reserves the right to accept an Offer without referral to any note of interest.

These presents are believed to be correct but no representations are made and they do not form part of any contract.

The floor plan and measurements are indications only and should not be depended upon. Offerers must satisfy themselves as to their accuracy.

Please note that the systems/services referred to have not been tested by our clients or their agents and no warranty will be given as to their condition.