BALMORAL GARDENS benefits from a south-facing aspect courtesy of a glazed back door. Contemporary oak-effect cabinetry and granite-effect worktops provide excellent fitted storage

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B A L M O R A L G A R D E N S23

B E L L S Q U A R R Y , L I V I N G S T O N

W E S T L O T H I A N , E H 5 4 9 E X

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Enjoying a secluded setting in the desirable Bellsquarry area of Livingston, this five-bedroom modern detached villa offers an immaculate family home with a

private garden and off-street parking.

F E A T U R E S

Modern detached vi l la

Entrance vest ibu le and hal l

L iv ing room and din ing room

Large break fast ing k itchen

Three double bedrooms

Two s ingle bedrooms

En-su ite shower room

Three-piece bathroom

Handy ground-f loor WC

West-facing rear garden

Monoblock tandem dr iveway

GCH and DG

B A L M O R A L G A R D E N S

2 3

B E L L S Q U A R R Y , L I V I N G S T O NW E S T L O T H I A N , E H 5 4 9 E X

Nestled within a secluded cul-de-sac in the leafy Bellsquarry area of Livingston, this five-bedroom modern detached villa offers a bright, spacious and exceptionally flexible home for young and growing families.Internally the property is presented to an immaculate, move-in standard throughout; externally the villa offers private front and rear garden, as well as off-street parking for two cars. Balmoral Gardens is just off leafy Bellsquarry South Road, just a mile from Livingston South train station and close to excellent shops, parks, schools and transport links.

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The property enjoys a particularly quiet setting at the very far end of the cul-de-sac and sits back from the road behind a neat lawn and a monoblock driveway. The front door is tucked beneath a canopy porch and opens into a spacious vestibule that flows into the central hall. Here glazed internal doors fill the space with natural light and create a wonderful sense of cohesion between the public rooms.

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Designed for everyday family life and entertaining

Designed for everyday family life and entertaining, the open-plan living room and dining room stretches the full depth of the property and boasts dual-aspect windows to the east and west, including patio doors

onto the rear garden.


Dual-aspect windows to the east

and west,including patio doors onto the

rear garden.


G E N E R O U S B R E A K F A S T I N G K I T C H E N


The generous breakfasting kitchen is positioned to the west-facing rear, and also

benefits from a south-facing aspect courtesy of a glazed back door. Contemporary

oak-effect cabinetry and granite-effect worktops provide excellent fitted storage and

workspace, and house a full complement of stainless-steel appliances. A four-burner gas

hob, a double oven/grill and a microwave are integrated, leaving room for a freestanding

washing machine, dishwasher and fridge freezer. Completing the ground-floor

accommodation are a two-piece WC and a versatile double bedroom, which benefits from a built-in cupboard and loft storage.

Contemporary oak-effect cabinetry and granite-effect worktops provide excellent fitted storage and workspace, and house a full complement of stainless-steel appliances.


M A S T E RB E D R O O M

W I T HE N - S U I T E


Upstairs, the sunny landing boasts four further bedrooms: two double bedrooms with mirrored built-in wardrobes to the front and two generous single bedrooms to the rear. The en-suite shower room and the three-piece family bathroom were both upgraded in January 2020, along with the WC. The landing also allows hatch access to a partially floored loft storage space. Double-glazed windows and gas central heating ensure year-round home comfort and efficiency.

The west-facing rear garden is predominantly laid to lawn and features a garden shed, a neat patio and a handy outdoor tap. The east-facing front garden is also laid to lawn and sits adjacent to the monoblock tandem driveway. This allows off-street parking for two cars and is supplemented with ample shared parking bays within the cul-de-sac.

EPC Rating - C.



F L O O R P L A N

The west-facing rear garden is predominantly laid to lawn and features a garden shed, a neat

patio and a handy outdoor tap.


BUSTRAIN

SCHOOLS

9A/B/C (Murieston Circular)

Livingston South

Bellsquarry Wood, Campbridge Park

Bellsquarry Primary School, James Young

High School

The Centre, Livingston Designer

Outlet

PARKS SHOPPING

Bellsquarry, on the southern edge of Livingston, promises town and country living at its best.

Residents have endless opportunities for maintaining an active, outdoor lifestyle with Bellsquarry Wood and Dedridge Burn to the north and Campbridge Park and Murieston Water to the south. Bellsquarry

is ideally placed for Livingston’s unrivalled retail and leisure facilities, which include several major supermarkets, numerous high-street fashion and designer outlets, plus a choice of home, DIY, sports and

electronics retailers. Nearby you’ll also find Xcite Livingston, which boasts a leisure pool with flumes, a teaching pool and steam/sauna facilities, plus a well-equipped gym, fitness studios and a kids’ soft-play

centre. For outdoor sport and fitness, the southern part of Livingston is also home to a community football club, a bowling club and a cricket club. The property falls within the catchment area for highly-

regarded Bellsquarry Primary School and James Young High School. Bellsquarry is just minutes’ walk, drive or cycle from Livingston South train station, which operates fast and frequent services between Glasgow and Edinburgh. The area is also served by a circular bus route, which calls at Livingston South train station

and the retail complex.

L I V I N G S T O NW E S T L O T H I A N

Edinburgh Office30 Stafford Street

Edinburgh, EH3 7BD

Tel: 0131 459 2222Fax: 0131 226 3739

[email protected]

Perth Office28 York Place

Perth, PH2 8EH

Tel: 01738 441 825Fax: 0131 226 3739

[email protected]

Documents

BALMORAL GARDENS benefits from a south-facing aspect courtesy of a glazed back door. Contemporary oak-effect cabinetry and granite-effect worktops provide excellent fitted storage