Dalkeith, Edinburgh, EH22

With its gated entrance, private setting and self-contained annex, Hilltown House offers something you do not often find in a period family home. This five-bedroom detached property combines generous living space and period character with a layout that gives its next owners plenty of flexibility.

The gated entrance leads to a spacious private driveway and the front door, which opens into a bright vestibule before continuing into the main hallway. The grand staircase and attractive arch detailing immediately introduce the character of the house, while the generous hallway provides a natural connection between the rooms on the ground floor.

At the centre of the home is the kitchen and dining area, fitted with a good range of cabinetry, double oven, gas hob and central island-style table. From here, the space opens into the living and dining area, where garden views and a wood-burning stove create a comfortable setting for everyday life and entertaining.

There is also a spacious formal living room with a stone fireplace. The room is currently arranged to provide space for family gatherings alongside a dedicated area for working from home, offering another example of how easily the house can adapt to different requirements. A utility room, WC and cloakroom complete the ground floor.

Upstairs, four bedrooms give the home plenty of flexibility for family and guests. The first bedroom is currently used as an art studio and benefits from two large windows, but could equally be used as a double bedroom or additional living space.

Bedrooms two and three are both substantial double bedrooms, each with its own en-suite shower room featuring twin basins and walk-in waterfall showers. The fourth bedroom is another generous double, with an en-suite bathroom featuring a built-in bath and a spacious walk-in wardrobe.

One of the property's standout features is the self-contained annex, accessed separately from the main house. It includes its own entrance, kitchenette, sleeping area, lounge and en-suite bathroom, with attractive stained glass windows adding further character. Whether used for visiting family, older children, guests or simply as a separate space within the home, it gives the property a level of flexibility that is difficult to find.

Outside, the private setting becomes particularly apparent. The gated driveway leads to the house, while the garden combines lawn and patio areas. The property also adjoins a sizeable conservation area with grassed areas, paths and young woodland, providing a green setting immediately beyond the garden.

For a property that feels so private, the everyday convenience is a real advantage. Fort Kinnaird is approximately three quarters of a mile away, offering a wide range of shops, cafés and restaurants, while the City Bypass is around one mile from the property, providing straightforward connections towards Edinburgh Airport and the wider motorway network.

There are also bus services towards Dalkeith and Edinburgh city centre, while Eskbank and Shawfair railway stations provide access to Edinburgh Waverley via the Borders Railway. For leisure time, Dalkeith Country Park, Vogrie Country Park and a number of local golf courses are nearby, with the Pentland Hills and East Lothian also within easy reach.

Hilltown House brings together the character and individuality of a period home with generous rooms, a private setting and the rare addition of a self-contained annex. For buyers looking for a home with character, flexibility and excellent access to Edinburgh, Hilltown House is certainly one to view.

Property Details

• Five-bedroom detached period home
• Self-contained annex with private entrance
• Four upstairs bedrooms
• Three reception rooms
• En-suite facilities to four bedrooms
• Walk-in wardrobe
• Kitchen and dining area
• Separate utility room, WC and cloakroom
• Spacious private driveway
• Garden with lawn and patio areas
• Adjoins a sizeable conservation area
• Close to Fort Kinnaird and the City Bypass
• Good transport links to Edinburgh
• EPC Rating: F
• Council Tax Band: G
• Freehold

EPC rating: F. Tenure: Freehold,