40, Kaims Brae, Livingston Village, EH54 7DT

Situated within a peaceful and desirable pocket of Livingston, 40 Kaims Brae offers a superb opportunity to acquire a spacious three-bedroom link-detached home that perfectly balances family living with practical design.

Located in a quiet residential setting, the property enjoys a sense of privacy while remaining exceptionally well connected to local amenities, schooling and transport links.

Exterior & First Impressions The property benefits from attractive kerb appeal, set back slightly from the street with a private driveway providing off-street parking and leading to the attached garage.

The link-detached style offers the advantage of additional privacy compared to terraced homes, making it an excellent option for growing families or those seeking a little extra space.

To the rear, the enclosed back garden provides a secure and private outdoor environment.

Ideal for children and pets, the garden offers space for outdoor dining, entertaining, or simply relaxing during the warmer months.

The conservatory at the rear adds both visual appeal and functional living space, seamlessly connecting indoor and outdoor living.

Ground Floor Accommodation Upon entering the home, you are welcomed into a bright entrance hallway.

Immediately inside the front door is a convenient downstairs WC – a practical feature for visiting guests and busy family life.

The hallway also provides valuable built-in storage, ensuring coats, shoes and everyday items can be neatly tucked away.

The main living area is generously proportioned and forms the heart of the home.

This expansive space offers flexibility for various furniture layouts and creates an inviting environment for both everyday living and social gatherings.

Large windows allow natural light to flood the room, enhancing the sense of openness.

Flowing from the living room is a separate dining room, ideal for family meals, entertaining friends, or special occasions.

The separation of living and dining spaces provides versatility and maintains a sense of structure within the home.

The kitchen is well arranged with ample worktop and storage space, including additional storage accessed from the kitchen itself.

Its layout is designed for practicality, allowing for efficient meal preparation while remaining connected to the rest of the home. The conservatory is a standout feature of the property.

Bright and airy, it provides an additional reception space that can serve as a second sitting area, playroom, reading room, or garden room.

Overlooking the enclosed rear garden, it offers a peaceful spot to enjoy the changing seasons.

Upper Floor Accommodation The staircase leads to the upper hallway, which provides access to all three bedrooms and the family bathroom.

The layout upstairs has been thoughtfully arranged to maximise space and functionality. Bedroom one is a spacious double room positioned to offer comfort and privacy.

It benefits from built-in storage as well as free-standing wardrobes, ensuring excellent storage solutions.

This room comfortably accommodates a full bedroom suite and offers a relaxing retreat at the end of the day. Bedroom two is located at the front of the property and features a built-in wardrobe.

Generous in size, it serves perfectly as a second double bedroom, guest room or older child's bedroom.

Bedroom three, also situated at the front of the house, includes a built-in cupboard and is ideal as a nursery, child's bedroom, or home office.

With more people working remotely, this flexible space offers valuable versatility for modern lifestyles. Completing the upper floor is the family bathroom, conveniently positioned off the hallway.

Well proportioned, it serves all three bedrooms with ease.

Location & Connectivity 40 Kaims Brae enjoys an enviable location within Livingston, combining residential tranquillity with everyday convenience.

The area is particularly attractive to families due to its proximity to several well-regarded schools.

St Margaret's Academy is just 0.4 miles away, while Livingston Village Primary School and The James Young High School are both within approximately 0.6 miles.

Peel Primary School is also easily accessible at around 0.8 miles. For commuters, the property is well positioned for rail travel.

Livingston South Station and Livingston North Station are both approximately 1.3 miles away, offering regular services to Edinburgh and Glasgow.

West Calder Station is around 2.5 miles away, further enhancing travel flexibility.

Livingston itself offers a wide range of retail, leisure and dining options, alongside parks and green spaces that contribute to the area's popularity.

The quiet setting of Kaims Brae ensures residents can enjoy peaceful surroundings while remaining within easy reach of everything the town has to offer.

A Home Designed for Modern Living With its generous living areas, practical storage solutions, attached garage, driveway parking and enclosed garden, 40 Kaims Brae is a home that adapts effortlessly to family life.

The addition of the conservatory provides that extra flexible space so often sought but rarely found.

Whether you are a growing family, a professional couple seeking space to work from home, or simply looking to settle within a friendly and convenient Livingston neighbourhood, this well-appointed link-detached property offers comfort, space and location in equal measure.

Early viewing is highly recommended to fully appreciate the accommodation and lifestyle on offer.

EPC Rating: C Disclaimer   Disclaimer: These particulars are intended as a guide only and have been prepared in good faith.

While every care has been taken to ensure the information provided is accurate, prospective purchasers and tenants are advised to satisfy themselves as to the details, measurements, condition and services of the property.

Photographs and floor plans are for guidance and may not be to scale.

Where virtually staged images have been included, these are provided for illustrative purposes only to help give a sense of how a space could look when furnished or styled.

Virtual staging will never intentionally alter the integrity, layout or structure of any room or property. Property availability and details are subject to change without notice.