St Ninians Avenue, Linlithgow, EH49

The House
Halliday Homes Collection is delighted to present to the market 3 St Ninian‘s Avenue, a truly unique property with expansive wraparound landscape grounds and double garage. With four bedrooms in total, the property is in one of Linlithgow's most exclusive locations, nestling in a small enclave of nine prestigious properties within a peaceful garden setting. Built in circa 1985, this substantial property is positioned within a delightful predominantly southerly facing garden making the most out of the indoor and outdoor space. Access to Linlithgow Loch is a short stroll away and close to the station, high street, and schools.

Internally the house is exceptionally bright and spacious, showcasing 150m2 of internal floor area. Entry from the front door opens to a tiled vestibule and following reception hall, with feature wooden staircase and doors leading to all public rooms. The public rooms, consist of a lounge, formal dining room, kitchen diner and utility room. The ground floor is completed with a guest WC. To the upper level, you are presented with the family bathroom and four generously sized bedrooms, with the principal bedroom enjoying an ensuite.

The Garden
The garden grounds have been thoughtfully landscaped. To the front, which is laid mainly to lawn, there are areas of flower beds and shrubs, trees, chipped stones, and paved patio. The extensive gardens, to the side and rear, include plants, fruit trees, areas of lawn and mature planting. The garden to the West aspect gives space to enjoy the evening sun and includes a sheltered patio area, perfect for hosting evening entertainment. The chipped driveway provides ample off-street parking and gives direct access to the detached double garage.

The Location
St Ninian's Avenue sits on St Ninian's Road right in the heart of the historic Royal Burgh of Linlithgow, which is steeped in history, with Linlithgow Palace at its heart. Linlithgow sits in the middle of the Scottish Lowlands and has an extremely popular, bustling town centre supporting a wide range of family-run businesses offering some of the best of food and drink, clothing, gifts, and arts & crafts shops. Sainsbury's, Tesco, and Aldi supermarkets are all represented and local schooling is available at both primary and secondary level. Linlithgow has excellent transport connections to all the major towns of central Scotland. The M9 gives quick access to Edinburgh and the M8 to Glasgow, respectively. The railway station provides regular services to Glasgow and Edinburgh, making this an ideal base for commuting.

Council Tax: Band G
EPC Rating: C79

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Entrance Hallway
Welcomes you into the property and provides access to main living areas with carpeted flooring and original staircase giving access to the upper level with a window on the half landing.

Lounge 7.00m x 4.00m
A bright and spacious lounge with a stunning gas fireplace, carpeted flooring, radiators, and large double-glazed south facing full length window with impressive views over the front garden grounds. Plentiful space for associated lounging furniture, whilst further offering ample sockets, TV point and rear facing window.

Dining Room 4.50m x 3.50m
An ideal space for dining and entertainment, the elegant dining room has stylish interior décor, with oak flooring, and an abundance of natural light thanks to the south facing full-length double-glazed window. This room has opportunities for a variety of uses, and currently accommodates both formal and informal meals.

Kitchen/Diner 5.30m x 3.50m
The kitchen is the main entertainment space of the home. Recently installed, the fully fitted open-plan dining kitchen has a wide range of contemporary wall and base units with contrasting composite stone worktops and splash back. Integrated appliances, electric induction hob, extractor hood and dishwasher. Ample space is available for a freestanding fridge freezer. Engineered wood flooring , throughout. The open plan dining area has space for dining furniture or breakfasting bar. The kitchen allows access to the utility room.

Utility Room
Accessed off the kitchen, with large double glazed south facing windows and situated to the side of the property, the spacious utility room delivers additional worktop space and appliances such as both washing machine and tumble dryer. Rear garden access can be granted through the rear door.

Guest WC
The guest WC comprises of a two-piece suite of WC and wash hand basin with laminate flooring, tiled walls, and radiator.

Upper Hallway
Presenting access to all further bedrooms, and family bathroom.

Principal Suite 4.96m x 4.00m
Located on the upper floor, the expansive principal suite benefits from two integrated double wardrobes, carpeted flooring, plentiful floor space for associated bedroom furniture, front south facing double glazed window, window to the side, radiator, and ample sockets.

En Suite
Situated within the principal suite, you are offered a three-piece suite of WC, wash hand basin and shower cubicle with mains shower. Featuring a towel radiator, and tiled flooring throughout.

Bedrooom 2 4.00m x 3.69m
A further large front facing double bedroom, neutrally decorated with integrated double wardrobe, carpeted flooring, radiator, and ample sockets.

Bedroom 3 4.00m x 2.50m
A good-sized double bedroom, with carpeted flooring, rear facing window with views to garden grounds, radiator, fitted storage cupboard and ample sockets.

Bedroom 4 3.44m x 2.50m
Completing the first floor, is a further double bedroom, with carpeted flooring, fitted storage cupboard, rear facing views and plentiful space for associated furniture.

Family Bathroom
The tastefully decorated family bathroom consists of shower over bath, wash hand basin and a wall mounted wc with concealed cistern. This is a bright room with opaque window, towel radiator, tiled flooring and spotlighting throughout.

Agent's Note
We believe these details to be accurate, however it is not guaranteed, and they do not form any part of a contract. Fixtures and fittings are not included unless specified otherwise. Photographs are for general information, and it must not be inferred that any item is included for sale with the property. Areas, distances, and room measurements are approximate only and the floor plans, which are for illustrative purposes only, may not be too scale.