Poynters Road, Broxburn, West Lothian, EH52

Occupying an enviable position this impressive home enjoys a wonderful sense of space and privacy whilst remaining within easy walking distance of Broxburn town centre, local schooling, amenities and excellent transport connections to Edinburgh, Livingston and the wider Central Belt. The welcoming entrance hall immediately sets the tone for the quality found throughout the property, featuring attractive flooring in a contemporary parquet finish and a useful under-stair storage cupboard. The elegant lounge enjoys an open outlook to the front and has been thoughtfully enhanced with a bespoke media wall, creating a stylish focal point and the perfect setting for relaxing or entertaining.
Undoubtedly the heart of the home is the impressive kitchen and dining space spanning the full width of the property. Beautifully designed with an extensive range of contemporary cabinetry, integrated appliances and a practical breakfast bar, this exceptional family hub has been created with both everyday living and entertaining in mind. French doors open directly onto the south-facing garden, flooding the room with natural light and creating a seamless connection between indoor and outdoor living. A separate utility room provides additional workspace, appliance storage and a substantial walk-in storage cupboard, ensuring practicality matches style. A handy WC with wash hand basin is accessed from the hallway.
The upper level offers four generously proportioned bedrooms, ideal for growing families and home-working requirements alike. The luxurious principal suite benefits from mirrored fitted wardrobes and a modern en-suite shower room, creating a private retreat at the end of the day. Bedroom two also features fitted wardrobe storage, while bedroom three offers bespoke fitted wardrobes with internal drawers, hanging space and lighting. Bedroom four enjoys attractive rear-facing views and provides excellent flexibility as a guest room, nursery or home office. A stylish family bathroom completes the accommodation.
Externally, the property continues to impress. The fully enclosed south-facing garden has been thoughtfully landscaped to create a private outdoor sanctuary. A generous patio area immediately outside the dining room provides the perfect setting for al fresco dining and summer entertaining, while an elevated decked seating area enjoys excellent sun exposure throughout the day. The garden has been designed to provide low-maintenance enjoyment without compromising on style. To the front, a substantial double monobloc driveway provides ample off-street parking and leads to the integral garage, complete with power, lighting and additional storage potential.
AGEENTS NOTE: Factor charge details have been provided by the seller but their accuracy cannot be guaranteed as we may not have seen a copy of the contract. Should you proceed with the purchase of this property, full details must be verified by your solicitor.

IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:
We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases.

FAL260307/2