13 Barbachlaw Way, Wallyford, Musselburgh, EH21 8TS

13 Barbachlaw Way is a beautifully presented, modern detached house offering bright, spacious, and well planned accommodation over two floors. Built circa 2023, the property forms part of a contemporary residential development in Wallyford and benefits from private garden ground to the front, side, and rear, driveway parking to the front and side, solar panels, and an impressive EPC rating of B.

The accommodation is well suited to modern family living, with a particularly generous ground floor layout incorporating a large sitting room and open plan kitchen/dining room, with French doors opening directly to the rear garden. Upstairs, there are three double bedrooms, including a Master Bedroom with fitted wardrobes and an En Suite, together with a modern family Bathroom.

The property has been finished in a fresh, neutral style throughout, with contemporary kitchen and bathroom fittings, attractive flooring, excellent natural light, and open outlooks to the front. 

Accommodation

A welcoming entrance hall gives access to the main ground floor accommodation, with useful storage, stairs rising to the first floor and access to the wc.

The sitting room is a bright and spacious reception room, with a large front facing window framing open views over the surrounding green space. There is ample room for both relaxed seating and family living, with the room opening naturally through to the kitchen/dining room.

The kitchen/dining room is positioned to the rear of the property and forms a superb everyday living and entertaining space. The kitchen is fitted with a stylish range of modern wall and base units, complemented by worktops, integrated appliances, an induction hob, oven, and sink positioned below the rear facing window. The dining area offers generous space for a family dining table, with French doors opening directly to the rear garden.

A separate utility room provides additional fitted storage, a sink, space for laundry appliances, and a door to the rear garden, making it a practical addition for family life. A wc completes the ground floor accommodation.

On the first floor, the Master Bedroom is a bright and well-proportioned double bedroom with fitted wardrobes and attractive open views to the front. The room benefits from its own En Suite, fitted with a shower enclosure, wash hand basin, and wc, with contemporary tiling.

Double Bedroom 2 is a further generous double bedroom, offering flexibility as a guest bedroom, children’s room, or home working space.

Double Bedroom 3 is also a comfortable double bedroom and is currently arranged as a home office, highlighting the flexibility of the accommodation.

The bathroom is fitted with a modern three-piece suite comprising bath with shower attachment, wash hand basin, and WC, with attractive tiling and a fresh, neutral finish.

Outside Space

The property benefits from private garden ground to the front, side, and rear. To the front, there is an area of lawn and driveway parking. The rear garden is generously proportioned, fully enclosed by timber fencing, and mainly laid to lawn, offering an excellent space for children, pets, outdoor dining, and entertaining.

There is also gated access to the side, a timber garden shed, and direct access from both the kitchen/dining room and utility room.

Parking

The property benefits from off-street parking by way of a driveway to the front and side.

Location

Wallyford is a popular East Lothian town offering a practical balance of modern residential living, local amenities, and access to the surrounding countryside. The area is well-placed for everyday facilities and transport links, with the wider East Lothian coastline, Musselburgh, and Edinburgh all within convenient reach.

The location is likely to appeal to families, professionals, and commuters seeking a modern home with good internal space, garden ground, and parking.

Fixtures and Fittings

The blinds, light fittings, and integrated kitchen appliances are included in the sale price. Curtains are excluded from the sale price.

No guarantees can be given in respect to foregoing appliances/equipment.

Services

The property benefits from gas central heating, high performance glazing, and solar panels, contributing to the property’s excellent EPC rating of B.

Viewing

Initially via the 360 Virtual Tour, physical viewings by appointment only with Truscott Property.

Council Tax Band F

EPC Rating B

Tenure - Freehold