3 bed detached house for sale

Mulberry Cottage, Croft Road, West Linton EH46

Mulberry Cottage, Croft Road, West Linton, EH46 7DZ is a charming and well-proportioned three-bedroom cottage offering flexible accommodation over two levels. Combining generous living space with a practical layout, the property is ideally suited to families, downsizing couples looking to future plan, or those seeking additional space for home working.

The ground floor opens into a welcoming entrance hall with staircase to the upper level. To the left, a bright and comfortable living room provides an inviting setting for relaxation. To the rear, the impressive dining kitchen spans the width of the property, creating a wonderful heart of the home with ample space for both cooking and entertaining. Large French doors flood the room with natural light and provide direct access to the garden. A centrally positioned utility room offers excellent additional storage and laundry facilities, along with access to a convenient ground floor shower room. Completing the ground floor is a well-proportioned double bedroom, which could equally serve as a guest room, home office or playroom.

Upstairs, the first floor comprises two bedrooms and the family bathroom. The generous principal bedroom enjoys excellent proportions and natural light, while the second bedroom is a comfortable double bedroom with an open fire. The family bathroom is finished to a high standard and features a luxurious freestanding bath. The accommodation on this level is further enhanced by a large airing cupboard and additional eaves storage.

Externally, Mulberry Cottage is a rare find within the village, benefiting from off-street parking to the front fir two cars and a substantial walled garden to the rear. Lovingly landscaped to create a private yet sun-filled retreat, the garden enjoys all-day sunshine. Patio doors from the kitchen open onto a generous patio area, perfect for alfresco dining and outdoor entertaining.
Accommodation comprises


Ground Floor – Entrance Vestibule, Sitting Room, Dining Kitchen, Laundry, Shower Room, Double Bedroom.

First Floor- Principal Bedroom, Double Bedroom, Family Bathroom, Airing Cupboard, Eaves Storage.

Garden & Grounds – Off Street Parking, Private Rear Garden, Patio, Two Sheds, Mature Planting.
Distances


Pentland Hills 2 miles, Biggar 12 miles, Peebles 14 miles, Edinburgh 18 miles, Edinburgh Airport 20 miles, Lanark 21 miles, Glasgow City Centre 58 miles. All distances are approximate.
General remarks


Services - Mains electricity, water, drainage, electric central heating. Fibre broadband services available.

Fixtures and Fittings - All fitted carpets, curtain poles, blinds, light fittings and integrated appliances form part of the sale.

Listing and Conservation - Mulberry Cottage is not listed nor does it lie within a conservation area.

EPC Rating: F

Location

Mulberry Cottage is beautifully situated in the desirable conservation village of West Linton, at the foot of the Pentland Hills. The village offers a range of amenities including independent shops, cafés, a well-regarded public house, a pharmacy, and a health centre, alongside a vibrant community with clubs, societies, and regular events. For commuters, a regular bus service runs from a stop outside the village pub directly into central Edinburgh, making the village an excellent base for city access while enjoying rural living.

Local schooling is well catered for, with West Linton Primary School and Peebles High School providing highly regarded state education, and a selection of respected independent schools, including Edinburgh Academy and Merchiston Castle School in Edinburgh, within easy reach.
West Linton also benefits from excellent sporting facilities, including golf, tennis, rugby, and bowling, as well as access to walking, cycling, and riding routes in the Pentland Hills Regional Park. Nearby Peebles adds further amenities, cultural attractions, and world-class mountain biking at Glentress and Innerleithen.

Despite its peaceful village setting, Mulberry Cottage offers easy access to Edinburgh, just 16 miles north, and Glasgow within an hour by road, combining the charm of country living with practical commuter convenience.

Disclaimer

Important Notice
These particulars are for information only and do not constitute an offer or contract. No statement by Paton & Co or any joint agent (written or verbal) constitutes a representation or warranty. Neither the seller nor agents accept liability for any error, omission or misstatement, and such shall not entitle any party to rescind, claim compensation or bring action.
The property is sold as seen with all faults and subject to all rights, burdens, servitudes and wayleaves. Measurements, plans and photographs are approximate and for guidance only. Planning, building regulations and other consents, and all services, have not been verified or tested. Purchasers must satisfy themselves by inspection and professional advice. No liability is accepted for costs incurred if a property is sold or withdrawn.
Successful purchasers must complete aml and proof of funds checks (£25 + VAT per person). See .