Champfleurie Estate, Linlithgow, EH49 6NB

CLOSING DATE SET - TUESDAY 27th OF JAN AT 12PM. A beautifully renovated and extended 3-bedroom detached cottage set within circa 2 acres of grounds on the prestigious Champfleurie Estate.

Champfleurie Garden Cottage offers a rare opportunity to acquire a characterful former gardener's cottage that has been thoughtfully transformed into a spacious family home.

Set back from the main estate and enjoying a secluded position within approximately 2 acre of mature grounds, this distinctive property combines period charm with contemporary comfort.

The property welcomes you through elegant double doors into a generous hallway that overlooks the charming courtyard.

Floor-to-ceiling windows flood this space with natural light, creating an immediate sense of openness and grandeur.

The heart of the original cottage features a substantial kitchen/diner fitted with striking red units complemented by natural stone worktops and a range of fitted appliances.

A skylight and glazed courtyard door ensure the space remains bright throughout the day, while a garden-facing window provides lovely views.

The cosy sitting room boasts dual aspect windows, attractive wooden panelled ceilings, and a warming wood burning stove.

Adjacent to this is a delightful south-facing conservatory featuring an exposed stone wall, wood burning stove, and French doors leading directly to the garden.

The dining room retains wonderful period character with two original Edinburgh press cupboards, elegant wooden flooring, and dual aspect windows offering views to both front and rear.

The contemporary extension houses an impressive living room designed for entertaining, complete with a feature fireplace, wood burning stove, and spectacular floor-to-ceiling dual aspect windows that overlook the paddock.

The principal bedroom is a generous dual aspect room with windows facing both the orchard and paddock, accompanied by a luxurious ensuite bathroom featuring a statement freestanding bath and separate shower unit.

The second double bedroom enjoys views over both the courtyard and rear orchard. A well-appointed family bathroom includes both bath and shower facilities with a vanity unit and dual sinks.

The property further benefits from a large utility room, WC, home office, and two substantial storage rooms, ensuring ample space for modern family living.

The Garden   A private driveway provides parking for multiple vehicles, complemented by a large workshop/garage and two dedicated wood stores.

The wraparound gardens have been designed to maximise the property's stunning setting, featuring multiple patio areas, a pergola-covered seating area perfect for outdoor dining, an orchard, and attractive wooded areas providing privacy and natural beauty.

Beyond the formal gardens lies approximately 0.70 acres of paddock, complete with stables, currently home to two rescue donkeys.

Subject to the necessary checks by the donkey sanctuary, these delightful animals could remain with the property, adding to its unique rural charm.

The Location   Situated within the grounds of the distinguished Champfleurie Estate just outside the historic town of Linlithgow, this property offers the perfect blend of countryside tranquillity and convenient access to local amenities.

The setting provides exceptional privacy while remaining within easy reach of excellent transport links and the cultural attractions of this charming Scottish town.

Council Tax: Band G Directions - Using what3words search for "trudges.locate.shuttered".

The Accommodation   Vestibule Entrance Hall Living Room Kitchen/Diner Utility Room Sitting Room Conservatory Office Bedroom 1 En-Suite Bedroom 2 Bedroom 3/ Dining Room Bathroom WC Agents Note   We believe these details to be accurate, however it is not guaranteed and they do not form any part of a contract.

Fixtures and fittings are not included unless specified otherwise. Photographs are for general information and it must not be inferred that any item is included for sale with the property.

Areas, distances and room measurements are approximate only and the floorplans, which are for illustrative purposes only, may not be to scale.