Perfect Property Ladder Starter or Investment Opportunity
This mid-terraced two-bedroom villa offers excellent, versatile living space and represents a fantastic opportunity for first-time buyers, growing families, or rental investors. While the property would benefit from some modernisation, it provides the perfect blank canvas for new owners to enhance and personalise a home to their own taste.
The accommodation is well laid out and comprises a bright and spacious entrance hallway with double doors leading into a generous lounge/dining room, featuring a fireplace with electric fire, a front-facing window, and French doors opening out to the rear garden—ideal for both everyday living and entertaining. The fitted kitchen includes a breakfast bar and a door providing direct access to the rear garden. The fridge/freezer and washing machine will be left as a gesture of goodwill.
There are two well-proportioned bedrooms, with the second bedroom benefiting from mirrored fitted wardrobes. The family bathroom is fitted with a white suite and an electric shower over the bath. Additional benefits include double glazing and gas central heating throughout.
Externally, the property enjoys gardens to both the front and rear. The front garden is designed for easy maintenance and features a monoblock driveway, offering excellent off-street parking. The fully enclosed rear garden is laid mainly to lawn and includes a paved patio area and garden shed perfect for outdoor relaxation or family use.
Location – Polbeth
Polbeth is a popular and well-connected village in West Lothian, offering a friendly community atmosphere with local shops, primary schooling, and everyday amenities close by. Excellent transport links provide easy access to Livingston, Bathgate, and further afield via the M8 motorway, making this an ideal location for commuters. The surrounding area also offers pleasant countryside walks and green spaces.
Early viewing is recommended to appreciate the potential on offer and the opportunity to create a comfortable home in a desirable location.

 VIEWING IS HIGHLY RECOMMENDED

*** All sizes are approximate and taken at widest point
Whilst the above are believed to be correct, they are not warranted and do not form part of any contract ***

Important Notice
EwartPark give notice that:
1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. EwartPark. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.
3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.

Misrepresentations
1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor EwartPark, the selling agents, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.
2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.
3. Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.

Particulars and Plans
These particulars and plan are believed to be correct but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law. Home Report A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available on request.