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" Modern and well maintained four bedroom detached villa, located in the Wallyford district of East Lothian. Comprising ground level entrance hallway, living room, open plan kitchen with breakfast bar, dining area, utility room, WC, master bedroom with ensuite, three further double bedrooms and family bathroom. The property benefits from UPVC double glazed windows, gas central heating and gardens to the front, sides and rear. Further benefits include fully integrated secure garage with private driveway and unrestricted street parking. The small town of Wallyford is situated only 2 miles Southeast of Musselburgh and immediately adjacent to the A1. It is surrounded by open countryside and provides pleasant walkways, cycle tracks, views of Arthur's Seat and the coast. A wider range of facilities are available at the nearby Fort Kinnaird Retail Park which holds major high street retailers and Wallyford itself has a selection of small local shops and a primary school. Wallyford is a popular commuter base with its own railway station and park and ride facility giving easy access to Edinburgh City Centre and surrounding towns and villages.

Entrance Hallway
Main entrance via UPVC double glazed door and glazed side panel delivering natural light into immaculate entrance hallway. Comprising quality, light toned, natural wood effect laminated flooring, radiator, power point and centre lighting. Access by carpeted stairway to upper landing and door access to recently refitted and decorated living areas.

Living Room - 16' 4'' x 12' 9'' (5.00m x 3.91m)
Accessed from the main entrance hallway. Comprising double French doors to dining area and large bay window overlooking the front garden area of the property, quality laminated flooring, radiator, TV/phone/broadband access points, power points and ample floor space for free standing furniture.

Dining Area - 10' 11'' x 9' 4'' (3.33m x 2.87m)
Accessed from the living room through double French doors, spacious, immaculate and well proportioned dining area with views through the double sliding patio doors overlooking the rear patio and garden area. Comprising laminated flooring, radiator and feature down lighting.

Kitchen Area - 10' 2'' x 8' 2'' (3.12m x 2.50m)
Open plan kitchen area with easy access to servicing the large dining area and very functional breakfast bar to accommodate the large family living. Comprising access to utility room, rear garden and WC. Further benefits include large walk in pantry/storage cupboard, gloss white floor and wall units, generous work tops, stainless steel gas hob with matching extractor hood above, eye level stainless steel oven with separate grill, dishwasher, and free standing fridge freezer with ice maker. Recently refurbished to a high standard, with light tone tiling to splash back, laminated flooring, four spot centre lighting and ample power points.

Utility Room - 5' 2'' x 5' 0'' (1.60m x 1.55m)
Utility room positioned off the kitchen area with door leading to WC and a double glazed door to rear garden. Comprising sink, work bench with quality tiled splash back around wet areas, washing machine, dryer, radiator and storage space.

WC - 5' 0'' x 2' 5'' (1.55m x 0.75m)
Downstairs WC comprising wash hand basin, long vanity shelf above integrated unit and laminated flooring.

Master Bedroom - 13' 10'' x 9' 10'' (4.23m x 3.00m)
Master bedroom accessed from the upper hallway. The quality fitted Berber carpets continue on this floor level and extend into the bedrooms. Well presented, quality decoration, with the blended tones of brown colouring. Comprising large bay window feature overlooking the front of the property and feature double doors to fully fitted wardrobe. Other benefits includes radiator, power and TV points and generous floor space for free standing furniture.

En-Suite - 6' 2'' x 4' 1'' (1.90m x 1.27m)
Private en-suite servicing the master bedroom. Comprising quality fittings, tiles, utilities, white suite with fully tiled shower area and main water supply chrome fittings, chrome frame glazed shower screen, swivel door, radiator, wash hand basin and WC set in the vanity section with handy tiled shelf. This room also benefits from the window to the front of the property for natural light and fresh air. Further benefits include feature lighting, extractor fan and well presented decoration.

Bedroom Two - 12' 9'' x 8' 2'' (3.90m x 2.51m)
Situated at the opposite end of the upper hallway, large double bedroom with window looking on to the rear of the property. Comprising fully fitted double wardrobe with mirror doors, quality fitted Berber carpet, centre lighting, power points and radiator. Decorated to a high standard in subtle pink tones, a well proportioned room with space for free standing furniture.

Bedroom Three - 10' 2'' x 9' 4'' (3.10m x 2.85m)
Bright room decorated recently in tones of blue, with window facing to the rear of the property. The quality Berber carpet continues throughout the bedroom, neat floor plan with floor space, storage cupboard, fitted wardrobe with mirror sliding doors, radiator and ample power points. Ideal children's room.

Bedroom Four - 10' 3'' x 8' 2'' (3.15m x 2.50m)
Positioned opposite the master bedroom, double bedroom with a fresh air feel from window facing the front of the property. Natural light highlights the soft tones of red wall decoration, comprising quality fitted Berber carpet, radiator and power points. Would make an ideal nursery room with easy access to the master bedroom.

Family Bathroom - 7' 0'' x 5' 2'' (2.16m x 1.60m)
The family bathroom is positioned at the top of the landing and comprises white suite with shower over bath, quality chrome mains water shower fittings, fully tiled around bath and shower areas, tiled flooring, large, feature tiled vanity section with wash hand basin and WC. Other benefits being natural light and fresh air from the rear facing window, extractor fan and radiator.

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