Offers over
£1,250,000
(£471/sq. ft)
4 bed detached house for saleBirchwood House, Bangour Reservoir, Broxburn, West Lothian EH52
4 beds
4 baths
3 receptions
2,653 sq. ft
EPC Rating: C
Freehold
About this property
Approximately 34 acres of private estate grounds including woodland, loch and countryside.
Beautiful detached lochside residence with flexible accommodation and striking vaulted kitchen/dining room.
Detached guest annexe, fishing lodge, garage and substantial agricultural shed/workshop.
Exceptional wildlife habitat with spectacular views towards the surrounding countryside and Pentland Hills.
Convenient rural setting just 9 miles from Edinburgh Airport and within easy reach of the M8 and M9 motorway networks.
EPC Rating = C
Country home set on the banks of the Bangour Reservoir with woodland, mature grounds and complete privacy
Description
Set amidst approximately 34 acres of private woodland, open countryside and a picturesque reservoir, Birchwood House is an extraordinary rural estate offering a rare combination of modern living, income-generating business and leisure potential and complete seclusion, all within easy reach of Edinburgh.
Occupying an elevated and picturesque setting near Dechmont, this exceptional property enjoys a sense of tranquillity more readily associated with the Scottish Highlands than the Central Belt.
Approached along a winding drive bordered by mature Scots pine, the estate unfolds spectacularly around the reservoir, with Birchwood House positioned to maximise the breathtaking views across the water and surrounding woodland. Designed to embrace its landscape, the house offers generous and versatile accommodation extending over two levels, with a layout equally suited to modern family life, multi-generational living or those seeking a distinctive lifestyle property.
The reception hall immediately creates a sense of scale and quality, featuring a striking oak staircase and galleried landing. The principal reception room is an elegant, generously proportioned space centred around a substantial stone fireplace with wood-burning stove, while enjoying panoramic views across the loch and estate. The heart of the home is undoubtedly the magnificent kitchen and dining room. With its high ceiling, Velux rooflights, French doors and impressive mezzanine lounge above, this is a bright and sociable living space designed for both everyday family life and entertaining on a grand scale. Underfloor heating throughout the ground floor further enhances comfort.
The accommodation includes a substantial principal bedroom suite on the ground floor with dressing area and en suite bathroom, ideal for those seeking accessible living arrangements.
On the first floor are two further double bedrooms, both of which are en suite with dressing areas and in addition there is a spectacular mezzanine lounge with elevated views over the loch and access to a balcony.
Beyond the main house, a detached garage block incorporates a self-contained guest annexe comprising bedroom, kitchenette/living area and shower room, providing ideal accommodation for visiting guests, independent family members or ancillary staff. Additional estate buildings include a garage, substantial agricultural shed and a detached fishing lodge with lounge.
The reservoir is renowned for its quality fishing, while the wider estate provides a rich natural habitat supporting an abundance of wildlife, including swans, kingfishers, woodpeckers, deer and seasonal wildflowers.
Rarely does a property become available that offers such a compelling blend of exceptional scenery, privacy, established business opportunity and convenient accessibility. Birchwood House presents a truly unique chance to acquire a private country estate within commuting distance of Scotland's capital.
Location
Set in a lovely rural location about 4 miles south of Linlithgow, Birchwood House is surrounded by picturesque countryside with its grounds centred around the Bangour reservoir. Whilst the house is rural it has the benefit of being close to excellent transport links for commuting to Edinburgh or Glasgow.
The nearby railway stations of Livingston and Uphall provide good commuter services. There is also a convenient tram stop at Ingliston Park & Ride and the property is extremely well placed for driving to both Edinburgh and Glasgow, via the A71 and M8/M9 and M90 motorway network.
The area is well served by local playgroups and nursery, primary and secondary schools. Nearby Livingston offers a wide range of services and amenities including extensive shopping facilities, supermarkets, restaurants, coffee shops and leisure facilities, including gyms and swimming pools, and also a multi-screen cinema. The town of Broxburn is 4 miles away, and provides shops, pubs, a post office, a medical practice, library, pharmacies, swimming pools, and leisure/gym centre. All the fee paying schools in Edinburgh are easily accessible, as Birchwood House is located only around 18 miles from the city centre.
The Scottish National Equestrian Centre, which offers state of the art facilities and hosts both domestic and European competitions, is located close to the property. Oatridge Golf Club is located just along the road from Birchwood House, and is further complemented by Binny golf course.
Square Footage: 2,653 sq ft
Acreage:
33.8 Acres
Additional Info
Services: Mains water and electricity. Drainage to sewage treatment plant. Central heating and hot water provided by oil fired boiler.
Local Authority & tax band: West Lothian Council Tax Band G. The trout fishery is commercially rated and the Bothy has a rateable value of £1,650.
Fixtures & Fittings: Carpets, curtains, light fittings, fitted appliances and some garden equipment is included.
The reservoir act: The Bangour Reservoir is subject to the Reservoirs (Scotland) Act 2011. Buyers should make themselves aware of the obligations in which are held under the act.
Access: A footpath runs around the perimeter of part of the property. The local farm has a right of access over the first part of the driveway to access a field.
Photos Taken: September 2026.
Date produced: September 2026.
Description
Set amidst approximately 34 acres of private woodland, open countryside and a picturesque reservoir, Birchwood House is an extraordinary rural estate offering a rare combination of modern living, income-generating business and leisure potential and complete seclusion, all within easy reach of Edinburgh.
Occupying an elevated and picturesque setting near Dechmont, this exceptional property enjoys a sense of tranquillity more readily associated with the Scottish Highlands than the Central Belt.
Approached along a winding drive bordered by mature Scots pine, the estate unfolds spectacularly around the reservoir, with Birchwood House positioned to maximise the breathtaking views across the water and surrounding woodland. Designed to embrace its landscape, the house offers generous and versatile accommodation extending over two levels, with a layout equally suited to modern family life, multi-generational living or those seeking a distinctive lifestyle property.
The reception hall immediately creates a sense of scale and quality, featuring a striking oak staircase and galleried landing. The principal reception room is an elegant, generously proportioned space centred around a substantial stone fireplace with wood-burning stove, while enjoying panoramic views across the loch and estate. The heart of the home is undoubtedly the magnificent kitchen and dining room. With its high ceiling, Velux rooflights, French doors and impressive mezzanine lounge above, this is a bright and sociable living space designed for both everyday family life and entertaining on a grand scale. Underfloor heating throughout the ground floor further enhances comfort.
The accommodation includes a substantial principal bedroom suite on the ground floor with dressing area and en suite bathroom, ideal for those seeking accessible living arrangements.
On the first floor are two further double bedrooms, both of which are en suite with dressing areas and in addition there is a spectacular mezzanine lounge with elevated views over the loch and access to a balcony.
Beyond the main house, a detached garage block incorporates a self-contained guest annexe comprising bedroom, kitchenette/living area and shower room, providing ideal accommodation for visiting guests, independent family members or ancillary staff. Additional estate buildings include a garage, substantial agricultural shed and a detached fishing lodge with lounge.
The reservoir is renowned for its quality fishing, while the wider estate provides a rich natural habitat supporting an abundance of wildlife, including swans, kingfishers, woodpeckers, deer and seasonal wildflowers.
Rarely does a property become available that offers such a compelling blend of exceptional scenery, privacy, established business opportunity and convenient accessibility. Birchwood House presents a truly unique chance to acquire a private country estate within commuting distance of Scotland's capital.
Location
Set in a lovely rural location about 4 miles south of Linlithgow, Birchwood House is surrounded by picturesque countryside with its grounds centred around the Bangour reservoir. Whilst the house is rural it has the benefit of being close to excellent transport links for commuting to Edinburgh or Glasgow.
The nearby railway stations of Livingston and Uphall provide good commuter services. There is also a convenient tram stop at Ingliston Park & Ride and the property is extremely well placed for driving to both Edinburgh and Glasgow, via the A71 and M8/M9 and M90 motorway network.
The area is well served by local playgroups and nursery, primary and secondary schools. Nearby Livingston offers a wide range of services and amenities including extensive shopping facilities, supermarkets, restaurants, coffee shops and leisure facilities, including gyms and swimming pools, and also a multi-screen cinema. The town of Broxburn is 4 miles away, and provides shops, pubs, a post office, a medical practice, library, pharmacies, swimming pools, and leisure/gym centre. All the fee paying schools in Edinburgh are easily accessible, as Birchwood House is located only around 18 miles from the city centre.
The Scottish National Equestrian Centre, which offers state of the art facilities and hosts both domestic and European competitions, is located close to the property. Oatridge Golf Club is located just along the road from Birchwood House, and is further complemented by Binny golf course.
Square Footage: 2,653 sq ft
Acreage:
33.8 Acres
Additional Info
Services: Mains water and electricity. Drainage to sewage treatment plant. Central heating and hot water provided by oil fired boiler.
Local Authority & tax band: West Lothian Council Tax Band G. The trout fishery is commercially rated and the Bothy has a rateable value of £1,650.
Fixtures & Fittings: Carpets, curtains, light fittings, fitted appliances and some garden equipment is included.
The reservoir act: The Bangour Reservoir is subject to the Reservoirs (Scotland) Act 2011. Buyers should make themselves aware of the obligations in which are held under the act.
Access: A footpath runs around the perimeter of part of the property. The local farm has a right of access over the first part of the driveway to access a field.
Photos Taken: September 2026.
Date produced: September 2026.
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