10 Carmel Avenue, Kirkliston, West Lothian, EH29 9DA

The property

This 1950’s brick-built terrace villa would make an ideal home for purchasers of all age groups seeking a manageable home (77sqm). It already offers gas central heating, CR Smith double glazing and cavity wall insulation but would benefit from some cosmetic improvements. There is a full-length living/dining room featuring a fuel-effect gas fire and windows to both front and rear. The kitchen is lined with basic but serviceable cabinets and gives direct access to the well-proportioned rear garden. Located on the upper floor are two double bedrooms (each with in-built cupboards) and a bright bathroom fitted with timeless white sanitary ware plus an over-bath shower. The well insulated loft space provides additional storage space. The property has a gated front garden and larger than average and fully enclosed rear garden which catches afternoon and evening sunshine. Carmel Avenue forms part of a mature estate beside a local shop and the well reputed primary school. It is quite literally only a five-minute walk from the main shopping area and excellent bus routes. This historic small town has expanded in recent years through private housing into a popular commuter base with easy access to several fast main roads (Edinburgh/Glasgow/Stirling). It is located amidst unspoiled countryside on the north bank of the River Almond. Kirkliston retains its original ‘village’ atmosphere and offers several amenities including pre-school facilities and a modern sports/leisure centre. There is a large Tesco in neighbouring South Queensferry whilst superb retail outlets in Livingston/South Gyle are a short drive away. Edinburgh Airport, Heriot-Watt University, the Forth Road Bridge (2 miles) and Linlithgow are also readily accessible. The property has been valued at £140,000 and the Home Report is available via the ESPC web site. The EPC rating is D. The property lies in Council Tax Band C. The sale price includes blinds, curtains and carpets/floor coverings. Viewing is by appointment with the Agent - telephone 0131 243 1230 (or 0759 58 20611 out with office hours).

Total Floor Area	77 m2
Energy rating	D