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8 Kirkton Place, Bathgate, West Lothian, EH48 1RY

Occupying a generous plot within a quiet cul-de-sac development, this exceptional detached house has been designed with the modern family in mind, and boasts spacious and versatile accommodation, including: five double bedrooms, multiple reception rooms, and three bathrooms, plus a secluded garden, a single garage/store, and a driveway. The house lies close to Bathgate town centre, local schools, bus links, and the train station, whilst scenic Kirkton Park is adjacent.

8 Kirkton Place, Bathgate, West Lothian, EH48 1RY

Area

Newly refurbished, Bathgate town centre offers a traditional shopping experience with ample parking and a mixture of high street favourites and good local businesses. There is also a weekly traders market. And for the big weekly shop, there is a wide choice of supermarkets both locally and within the surrounding area. If you feel the need for refreshments along the way there are welcoming restaurants, coffee shops and bars within easy walking distance. More extensive shopping abounds with The Centre in Livingston only 10 minutes away, also the Gyle shopping centre and Edinburgh just 25 minutes by car. Commuters will appreciate the first class transport links provided by the new state of the art railway station, with high-speed trains, to Glasgow, the capital and beyond. Bathgate is situated conveniently close to the M8 and M9 motorways for easy access to Edinburgh

Airport, just 25 minutes away. There is also a regular bus service networking throughout the county. Bathgate offers great keep fit opportunities, with a sports centre, swimming pool and fitness suites, for both the ardent and not so ardent enthusiasts! Golfers will be thrilled with two superb local courses and many others to choose from in the surrounding area. Popular local primary schools include Balbardie and Simpsons feeding into Bathgate Academy. There are also great local nurseries offering all day and wrap around care. Tertiary education is provided in West Lothian and Oatridge Colleges. In the surrounding area there is an abundance of countryside to explore. From the Bathgate hills to the Pentlands, not to mention close to home, Polkemmet, Beecraigs and Almondell, three beautiful country parks, with a great variety and opportunity for outdoor leisure pursuits.

Approached via a set of external steps, the front door swings open into an airy, double-height entrance hall with built-in storage and space for hall furniture. To the left of the hall lies the first of several reception rooms: the sunny living room. Decorated in attractive grey and lime green hues, the bay-fronted living room promises flexible space for various furniture layouts. Continuing along the hall, you reach the open-plan kitchen and dining room. The kitchen is equipped with a wide range of modern timber-effect cabinets accompanied by generous worktops and splashback tiling, as well as a selection of integrated appliances. Visually separated from the kitchen by a breakfast bar, the dining area offers space for a large table and chairs, as well as further comfortable seating, and opens onto the rear garden. Also located on the ground floor are three of the property’s five double bedrooms, as well as a utility room and a bathroom. One of these bedrooms has the added luxury of its own en-suite shower room and built-in wardrobes, while the other two are currently utilised as a playroom and a study – highlighting the versatility of the home. The bathroom is replete with a bathtub, a pedestal basin, a toilet, and a towel radiator. Upstairs on the bright, gallery landing are two further double bedrooms, a bespoke

walk-in wardrobe/dressing room, a second bathroom, a large built-in cupboard, and loft access. The dual-aspect master bedroom in particular boasts lovely, far-reaching views of the town and the countryside beyond. The contemporary family bathroom benefits from underfloor heating, and comprises a luxurious spa bathtub, a deluxe walk-in shower enclosure with a rainfall showerhead, a wall-mounted basin set into storage, a toilet, and a recessed shelf with an illuminated mirror. Gas central heating (with Honeywell zoned heating), double glazing, and solar panels ensure optimum comfort and efficiency, all year round. With elevated views across the town and the hills in the distance, the rear garden represents the perfect outdoor space for family recreation, relaxing, and entertaining. The garden features a raised, manicured lawn, a patio bordered by sleeper planters and a charming pergola, fruit and vegetable plots, and a fenced area perfect for children’s toys. Private parking is provided by a driveway and a single garage at basement level, which gives access to a large storage area and may allow potential for development, if desired. EPC Rating - B

NOT TO SCALE AND MEASUREMENTS ARE ONLY APPROXIMATEFor illustrative purposes only. Decorative finishes, fixtures, fittings and furnishings do not represent the current state of the property. Measurements are approximate. Not to scale.

Dimensions

Living Room 4.77m x 4.30mKitchen & Dining Room 10.73m x 5.28mUtility Room 2.91m x 1.52mMaster Bedroom 4.84m x 4.15mBedroom 2 3.81m x 2.94mEnsuite 2.93m x 0.90mBedroom 3 4.36m x 2.84m

Bedroom 4 3.43m x 2.93mStudy/ Bedroom 5 3.36m x 2.84mBathroom 1 2.96m x 2.29mBathroom 2 2.92m x 1.68mWalk-in Wardrobe/ Dressing Room 4.03m x 3.83mGarage 7.27m x 4.54mStorage 7.23m x 4.53m

Extras to be included in the sale

All fitted floor coverings, light fittings, window blinds (including custom-made tweed blinds in kitchen/dining room, silk blinds in living room, electric Velux blind in master bedroom and heat-saving Velux blinds in hall and bedroom 3), integrated double oven and hob, dishwasher, fridge freezer, wall-mounted TV and sound bar in living room, and all fruit and vegetables from garden vegetable plots to be included in the sale. Garden play frame is available by separate negotiation.

These particulars are intended to give a fair description of the property but their accuracy cannot be guaranteed, and they do not constitute an offer of contract. Intending purchasers must rely on their own inspection of the property. None of the above appliances/services have been tested by ourselves. We recommend purchasers arrange for a qualified person to check all appliances/services before legal commitment.