91 Balbardie Avenue, Bathgate, West Lothian, EH48 4AL

The property

Of a classic style, this solidly built semi-detached 1950's house offers a spacious layout (80 sqm) arranged over two levels with ample scope to extend. The property is well presented and provides double glazing and modern gas central heating. It is an ideal family home which will suit purchasers prepared to undertake further modernisation, cosmetic improvements and redecoration. There is a spacious and bright living room benefitting from a large window to the front of the property. The kitchen is to the rear of the property and has ample storage combined with an integrated oven. The bathroom is on the ground floor and has been refitted in recent years with a glass shower cubicle, sink and toilet. The bathroom also benefits from an external window. The two very well proportioned double bedrooms are positioned upstairs with a cupboard positioned at the top of the staircase. There is a loft which can be accessed. Gas central heating is complemented by uPVC double glazing. The property benefits from a large rear garden with wooden shed and a front driveway complete with gated access. The town of Bathgate has a wealth of local shops and facilities and is located 5 miles west of Livingston, where there are also excellent bars, restaurants, leisure and shopping facilities. The town is well served educationally at nursery, primary and secondary levels. There is an excellent sports centre with various services within walking distance. Bathgate is a popular commuter town and the property is well situated for the railway station, which provides a fast service to Edinburgh and Glasgow, as well as easy access to the M8 and M9 motorways for Glasgow, Edinburgh and Stirling. There is a regular bus service which operates to Edinburgh and surrounding areas and a local bus service stops nearby. Edinburgh Airport is approximately 13 miles away. The property has been valued by surveyors at £130,000 and the Home Report is available from the ESPC web site. The property lies in Council Tax Band B and has a C rated Energy Performance certificate. By appointment telephone Agents on 0131 229 3399 (0759 58 20611 out with office hours)

Total Floor Area	80 m2
Energy rating	C