34 ST JAMES S VIEW PENICUIK, MIDLOTHIAN, EH26 9DZ

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1 3 BED 1 BATH 34 ST JAMES S VIEW PENICUIK, MIDLOTHIAN, EH26 9DZ Enjoying a quiet leafy setting in popular Penicuik and offering excellent potential for further enhancement, this three-bedroom detached house boasts a suntrap garden, a private driveway and a detached single garage property@stuartandstuart.co.uk

2 PENICUIK Situated just 5 miles outside Edinburgh at the foot of the picturesque Pentland Hills, the thriving town of Penicuik offers a soughtafter country lifestyle with all the advantages of city living. The bustling town centre is home to a selection of high street stores and independent retailers; various cafés, pubs and restaurants; and a choice of major supermarkets, with more extensive shopping facilities available at nearby Straiton Retail Park. Residents of Penicuik are spoiled for choice when it comes to sport and fitness activities, including a state-of-theart leisure centre, sports clubs and golf courses, as well as a wealth of outdoor activities in the surrounding countryside from invigorating hiking, mountain biking and snow sports in the Pentland Hills, to relaxed strolls or cycles along the River North Esk. Penicuik is served by five primary schools and two high schools, and is ideally situated for some of the finest independent schools in the country. Thanks to its southerly location Penicuik allows swift and easy access to Edinburgh City Bypass, Edinburgh Airport, the M8/M9 networks and Peebles. The town also enjoys excellent public transport links into the city centre (including express commuter services) and to other towns within Midlothian and the Borders. 34 ST JAMES S VIEW, PENICUIK MIDLOTHIAN EH26 9DZ Popular location Excellent potential Light & airy detached house Vestibule & hall with storage Dual-aspect living room with working fire Sunny dining room Kitchen with garden access 3 bedrooms with storage Bright bathroom South-facing garden Private driveway Detached single garage Solar heat exchange panels, GCH & DG

3 PROPERTY DESCRIPTION Set within a leafy residential area, on the rural fringes of ever-popular Penicuik, this three-bedroom detached house enjoys an appealing country town location just 30 minutes commute from Edinburgh. Inside, the house offers wonderfully light and spacious accommodation and, requiring some modernisation, presents exciting potential to create a home perfectly suited to one s own tastes and requirements. Nestled behind a neat garden and boasting an inviting façade, the house opens into a bright, practical vestibule offering access to a hall with storage. To the right of the hall are two reception areas flooded with sunny natural light; a dual-aspect lounge flowing seamlessly through to a south-facing dining room. Featuring a bay picture window framing a tranquil open outlook, the lounge is arranged around a homely working fire set into a characterful exposed stone surround. Conveniently accessed from the dining room is an equally light and airy kitchen benefiting from all day sun via dualaspect windows. Though in need of updating, the kitchen is currently fitted with an array of cabinets accompanied by a freestanding gas cooker, a fridge freezer and a washing machine. External access to the rear garden is especially handy for summer entertaining. Upstairs, a well-lit landing accommodates a bay-fronted master bedroom, a double bedroom and a further single bedroom. All three rooms incorporate built-in storage, whilst the rear garden-facing bedroom benefits from the property s south-facing aspect. Finally, a bright three-piece bathroom with separate shower completes the accommodation on offer.

4 Due to the position of the property, externally, the house enjoys a larger, private, mature garden benefiting from sun throughout the day. Wrapping around the side and rear of the property, this delightful sun-trap incorporates a lawn, accompanied by fruit trees and plant beds, and terraced areas for outdoor seating. To the front of the house, a private driveway leads to a detached single garage. EPC Rating - D. Extras: All fitted floor and window coverings, light fittings and kitchen goods to be included in the sale.

5 For property enquiries and offers: 3 High Street Bonnyrigg EH19 2DA T: F: property@stuartandstuart.co.uk Offices: Head Office: 25 Rutland Street Edinburgh EH1 2RN T: F: Penicuik: 12 John Street Penicuik EH26 8AD T: F: Bonnyrigg: 3-7 High Street Bonnyrigg, EH19 2DA T: F: These particulars are believed to be accurate but are not guaranteed and do not form part of any contract. All measurements are taken in metres with laser meter and are approximate. Appliances mentioned in these particulars are believed to be in working order but have not been tested. Our client reserves the right to accept an offer without fixing a closing date, and if a closing date is fixed our client will not be obliged to accept the highest or indeed any offer. The seller reserves the right to reject any subjective offers. The date of entry may be material property@stuartandstuart.co.uk