Breastmill House, Kirkliston

**Some images have been virtually staged for marketing purposes only**

A historic stone house offering enormous lifestyle potential with plenty of period character throughout, Breastmill House is at its core a beautiful family home in a special location.

EPC Rating - Band D

It comprises outbuilding conversions suitable for business use, flexible accommodation of up to five bedrooms including what could be used as an annex within a sympathetic modern extension, and sits in a generous riverside plot. With its excellent central Scotland location near Edinburgh, Breastmill House offers unique scope for a flexible modern lifestyle, allowing you to enjoy to the full both family life and business or hobbies. Built as a mill-keepers home in the 17th century (the name likely refers to the type of water wheel that powered the neighbouring mill) the River Almond still borders the property, giving access to beautiful nature walks from the back garden.

The village of Kirkliston is a friendly community with a busy calendar of social events for all the family, whilst all the amenities and transport connections of the city of Edinburgh are a short distance away. There are high quality Primary and Secondary Schools nearby as well as private schools such as Clifton Hall and Cargilfield which are a 15-20 minute drive away. Whilst Kirkliston is less than 10 miles from Edinburgh and a 10 minute drive from Edinburgh Airport, there are also a number of countryside walks like along on the old railway line to Dalmeny & South Queensferry and by the River Almond. The convenient bus route also provides transport from Kirkliston. Glasgow is only a 45 minute drive.

Whether using the front door or following the driveway to the rear door as your everyday entrance, the warm welcome promised by the picturesque frontage is fully delivered inside this family home packed with history and character. The original floor plan has been enhanced with a sympathetic extension and various changes as the home has evolved to suit modern life.


The main social area is the stunning lounge/dining room, which runs the full depth of the home. An external side door invites you to spill out into the garden from here on warm days, whilst a wood burning stove entices with the promise of cosy evenings in the cooler seasons. Family and friends gather around the table at the dining end of this gorgeous room, overlooked by the exposed stone feature wall and wooden ceiling.

Just a couple of steps across the passage, a brand new fitted kitchen with gloss white worktops sits under the timber beams. With integrated appliances and accessories, its beautifully finished and ready to walk in and start living. The kitchen opens onto a sunroom extension, providing a sunny spot for breakfast where the stone exterior walls make for a characterful space. This room also doubles as a back porch, as it gives access to the rear driveway and car parking area. The gorgeous statement chandelier here can be left with the property by negotiation.

Within a sympathetic extension, which from the outside blends imperceptibly with the original house, a large bedroom, which could also be used as a sitting room, a wetroom showeroom, and two further bedrooms. Arranged around a central hallway, it has been designed so that the two smaller bedrooms can be accessed separately, offering endless flexibility for how this space is used such as an annex. Its ideal for intergenerational living or as a guest suite

The outbuildings at Breastmill House are fully functional and very attractive, characterful spaces suitable for a range of activities including business and creative use. With plenty of space for parking, they offer commercial potential that youd be proud to bring customers to. Subject to planning permission, they could also be converted to accommodation for family or holiday rental. The main barn is a large, stunning open space with exposed beams and stone wall, and could be used as a workshop, fitness studio, gallery, or a range of other uses. It is drenched in natural light from three sets of French doors opening to the rear garden. A smaller room at one end of the barn serves as a reception area. A smaller outbuilding is fitted with a kitchenette and WC, and all the buildings are arranged around a courtyard area.

Behind the outbuildings, the property extends to a large, secluded garden. Consisting primarily of lawn, it is enhanced with mature trees and plantings. A summer house and shed are included in the sale. The River Almond flows behind the property, offering wonderful opportunities for bird-watching (its a favourite spot for kingfishers) and a feeling of being embraced by nature