11 Almondhill Steading, Kirkliston, West Lothian, EH29

Immaculately presented three-bedroom B Listed, stone built, steading conversion forming part of an exclusive development in the in the popular village of Kirkliston.


Accessed through a beautiful courtyard, the accommodation comprises: welcoming hallway with large storage cupboard; downstairs WC; bright and spacious sitting/dining room with feature fireplace housing a woodburning stove and direct access to an enclosed private rear garden; contemporary fitted kitchen with ample wall and base unit, tiled splashback, integrated appliances and direct access to the rear garden; principal bedroom with dressing area and en-suite shower room; two further double bedrooms, one with built-in wardrobe; and a family bathroom with three-piece white suite with shower over the bath which completes the accommodation.

The property benefits from gas central heating, double glazing and a single car garden in a row of lockups. The enclosed private rear garden has decking and artificial grass which is perfect for entertaining.

Kirkliston is a delightful village surrounded by farmland and woodland and only 10 miles west of Edinburgh city centre. Kirkliston has a good range of local amenities including shops, post office, pubs, cafes and is just a short drive from The Gyle shopping centre with high street shopping, supermarkets and cafes. Dalmeny train station and further shopping facilities are available in the historic town of South Queensferry, approximately three miles away. Recreational amenities are well catered for with a well-equipped leisure centre, library as well as the surrounding countryside offering a wealth of outdoor pursuits such as walking, cycling and golf courses. The national climbing centre at Ratho and water sports at South Queensferry and Cramond are within easy reach. Nursery and primary schooling are available in the village, while the secondary school is based in South Queensferry. Kirkliston is ideally placed for commuters into the city, as well as to Edinburgh International Airport and throughout central Scotland via the central motorway network and Queensferry Crossing.

All window furnishings (curtains, curtain poles, blinds etc), fitted floor coverings, light fixtures and appliances (both integrated and free standing) are included in the sale. Some items of furniture may be available by separate negotiation. No warranties or guarantees will be provided.

Under the HMRC Anti Money Laundering legislation, all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds and required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.

EPC: C
Council Tax: F - £3141.73 inclusive of water and sewage* (*based on 2024/2025 tax year)- The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains connection – The electrical distribution board has circuit breakers and is located within the hall cupboard alongside the electric meter.
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Gas – Space heating and hot water is provided by the gas fired central heating boiler which is located within the kitchen cupboard.
Broadband: 1000 MBPS (Potential download speed)
Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage
Factor: James Gibb – approx. £90 per month
Parking: Single car garage and shared residents parking

All statements contained herein are believed to be correct but are not guaranteed and interested parties must satisfy themselves as to their accuracy.