East Boghall Cottage, Linlithgow, EH49

The House
This delightful semi-detached character cottage offers spacious accommodation and retains many original features while providing modern comforts. With three bedrooms and planning permission already granted to extend the kitchen, this property presents an exciting opportunity for those looking to create their ideal home in the historic town of Linlithgow.

The property consists of a large living room, kitchen, a versatile downstairs bedroom/study, while upstairs offers two generous double bedrooms and a family bathroom. The home benefits from exceptional storage throughout, providing practical living space for families.

The Garden
The garden is undoubtedly a highlight of this charming property, with its desirable south/east facing aspect ensuring sunshine throughout most of the day. Fully enclosed and primarily laid to lawn, it features a gravel seating area outside the kitchen and a patio area and summer house at the far end, perfect for alfresco dining and entertaining. To the front, there are two convenient parking spaces and a small, enclosed garden.

The Location
Nestled between Edinburgh and Glasgow, the historic royal burgh of Linlithgow combines rich heritage with modern amenities. The town is renowned for Linlithgow Palace, the birthplace of Mary Queen of Scots, which stands majestically alongside Linlithgow Loch. The High Street features an array of independent shops, cafés, restaurants, and traditional pubs, creating a vibrant community atmosphere.

Excellent transport links include regular train services to Edinburgh, Glasgow, and Stirling, while the M9 motorway provides easy access for commuters. The town is served by well-regarded schools including Linlithgow Primary and Linlithgow Academy, making it ideal for families. Outdoor enthusiasts will appreciate the scenic Linlithgow Canal, multiple walking routes, and the nearby Beecraigs Country Park, offering activities such as fishing, walking trails, and a deer park.

Council Tax: Band E
EPC Rating: D62
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Hallway
The entrance features elegant laminate flooring and a glazed front door that fills the space with natural light. Carpeted stairs lead to the first floor. A spacious storage cupboard on the ground floor comes with existing planning permission for conversion into a convenient guest WC.

Lounge/Diner 5.50m x 4.00m
Spacious dual aspect living room flooded with natural light, featuring a wood burning stove with an elegant wooden mantel as its focal point. The room is enhanced by practical laminate flooring and a traditional Edinburgh Press, perfectly balancing period charm with modern comfort.

Kitchen 3.70m x 2.40m
Stylish kitchen appointed with sophisticated navy-blue units complemented by warm wood effect laminate worktops. Benefits from a rear facing window and garden access door, creating a bright, inviting space. Well-equipped with integrated electric hob and oven, plus freestanding fridge/freezer and washing machine. Planning permission offers exciting potential to extend sideways, creating a stunning open plan kitchen/diner perfect for modern family living.

Landing
The landing features quality carpet throughout, brightened by a generous window positioned above the stairs that flood the space with natural light. Two practical storage cupboards provide valuable organisational space.

Bedroom 1 4.30m x 3.70m
Generous principal bedroom featuring a bright front facing window and practical carpet flooring. Storage is provided by two substantial built-in wardrobes, eliminating the need for additional furniture and maximising living space.

Bedroom 2 3.70m x 3.50m
Impressive second double bedroom with attractive front aspect and carpet flooring. Benefits from a convenient built in wardrobe offering valuable storage space.

Bedroom 3 3.40m x 3.00m
Versatile double room with front facing window providing excellent natural light, ideal as a home office, guest bedroom or snug. Comfortable carpet flooring adds warmth to this adaptable space.

Bathroom
Luxurious family bathroom featuring a full-size bath with overhead shower. The contemporary vanity unit with integrated sink provides stylish storage, complemented by a WC and heated towel rail for added comfort. Practical laminate flooring and partial tiling create a modern, easily maintained space.

Agent's Note
We believe these details to be accurate, however it is not guaranteed and they do not form any part of a contract. Fixtures and fittings are not included unless specified otherwise. Photographs are for general information and it must not be inferred that any item is included for sale with the property. Areas, distances and room measurements are approximate only and the floorplans, which are for illustrative purposes only, may not be to scale.