This well-presented three-bedroom home with private garden, is located in the sought-after residential area of Broxburn, West Lothian. The property offers spacious and flexible accommodation, making it an ideal home for families, first-time buyers, or those looking for a convenient commuter base.



Split across two floors, the lower level of the accommodation comprises; entrance vestibule with separate WC situated off of; large sitting room with space for a range of furniture; well-proportioned kitchen and dining room, with fitted base and wall units, both freestanding and integrated appliances, integrated storage cupboard, tiled splashback, spotlight lighting fixtures and space for a dining table, as well as providing access to the rear garden. Carpeted stairs lead to a landing on the upper level comprising; two generously sized double bedrooms with plenty of space for freestanding bedroom furniture; single bedroom, with a built-in cupboard and the flexibility to be used as a home office/study; finally, a family bathroom completes the accommodation with WC, wash-basin and shower over bath.

Externally, there is a well-maintained private garden to the rear with a patio area and greenery, and unrestricted parking can be found to the front of the property. There is gas central heating and double glazing throughout.

76 Nicol Place is situated within a popular and established residential area of Broxburn, West Lothian, offering a convenient setting for everyday living. The property is well placed for a wide range of local amenities, including shops, supermarkets, cafés, schools, and healthcare facilities within the town centre. Broxburn is well regarded for its excellent transport links, with easy access to the M8 motorway network and regular bus services, making it ideal for commuters travelling to Edinburgh, Livingston, and surrounding areas. Leisure facilities, green spaces, and scenic walking routes such as the Union Canal and nearby country parks are also close at hand, providing a good balance of convenience and outdoor lifestyle.

All window furnishings (curtains, curtain poles, blinds etc), floor coverings, light fixtures, and appliances (both integrated and free standing) are included in the sale. Furniture is available upon seperate negotiation with the vendor. No warranties or guarantees will be provided.

Under the HMRC Anti Money Laundering legislation, all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds and required to produce proof of identity and proof of address. This is acceptable either as original or certified documents. By submitting an offer for acceptance, you agree to this condition and are happy for DJ Alexander to contact you for these purposes.

EPC: C
Council Tax: D - £2163.90 inclusive of water and sewage* (*based on 2025/2026 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains connection – electric meter and consumer unit
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Mains gas - boiler and radiators
Broadband: 10000 MBPS (Potential download speed)
Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage
Parking: Unrestricted residents parking
Factor: There is no factor at this property.
All statements contained herein are believed to be correct but are not guaranteed and interested parties must satisfy themselves as to their accuracy.