Roangate, 9A Union Road, Broxburn

An impressive three-bedroom detached bungalow on a generous plot with west-facing rear gardens, two substantial living areas, a gated driveway, and a double garage with loft, in the thriving West Lothian town of Broxburn. Roangate offers exceptional family accommodation in a peaceful residential setting yet is close to an array of amenities and scenic walks including those at the nearby canal basin.

EPC Rating: C

Wonderfully spacious, flooded with natural light and with great proportions to offer comfortable and versatile living, Roangate boasts three sizeable double bedrooms, two bathrooms, a west-facing living/dining room, and a coveted open-plan dual-aspect dining/kitchen/family room leading out to the landscaped rear garden complete with decking and ambient lighting.

The residence is completed with an alarm system and CCTV, a gated Monoblock driveway for several vehicles, carport and a single and double garage for excellent off-street parking and storage.

Well-positioned with an array of leisure and retail amenities, local schooling, rail and road transport links, and scenic walks at the Union Canal, Almondell and Calderwood Country Park, and Broxburn Community Woodlands

Whats special about this house

Open-plan living/dining/kitchen with wood-burning stove, cream porcelain floor tiles, underfloor heating, sunroom with fitted venetian blinds within the bi fold doors and access to the west-facing landscaped rear garden.
The living/dining room has wooden flooring, log burner, and two sets of french doors to access the garden.
Generous kitchen with base-lit cream wall and floor units, granite worktops, high-spec neff integrated appliances including an extractor hood, gas hob, single oven, combination microwave, coffee machine, American style fridge/ freezer and dishwasher, and a breakfast bar for casual dining.
The hallway, bathroom, and ensuite all have Karndean flooring, whilst the bedrooms have laminate flooring.. The loft can be accessed via a fixed Ramsay ladder and is partially floored.
Immaculate west-facing rear gardens. Beautifully landscaped it is a wonderful spot for alfresco dining and entertaining thanks to high-quality attractive decking, log cabin with BBQ, a manicured lawn, and ambient lighting.
Excellent off-street parking provided for by the gated Monoblock driveway, carport, and a double garage.
Peacefully tucked away yet close to Broxburns retail and leisure amenities, as well as superb rail and road transport links to Edinburgh and Glasgow, and scenic outdoor spaces

Location and Amenities

A peaceful residential setting yet close to the centre of Broxburn
Broxburn town centre has a variety of independent stores, supermarkets, bustling pubs, and popular restaurants along with a library, swimming pool, bowling club, and sports centre.
The towns of Bathgate and Livingston offer further retail and leisure amenities
Picturesque walks, and cycles are available at scenic green spaces that include Broxburn Community Woodlands and Calderwood Country Park
Near to family-friendly recreational activities such as Uphall Golf Club, and Houston Farm Riding School
Close to the M8 with easy access to Edinburgh (12 miles) and Glasgow (34 miles); the M9 is a short drive away
Uphall Railway Station with links to Edinburgh and Glasgow is less than a 10-minute drive

Dimensions

Living/Dining Room 7.80m x 4.00m
Family Room 5.18m x 3.50m
Kitchen/Dining 7.30m x 3.75m
Room 1.50m x 1.50m
Utility 1.30m x 0.90m
Bathroom 2.95m x 1.97m
Bedroom (1) 4.37m x 2.88m
Bedroom (2) 3.50m x 2.60m
Bedroom (3) 2.97m x 2.68m
En-suite 2.55m x 1.68m
Double garage 6.20m x 5.60m
Single garage 3.70m x 3.30m