6 Erngath Road, Bo'ness, West Lothian, EH51 9DP

**HOME REPORT VALUE £365,000 IS A COMBINED VALUE FOR THE PROPERTY AND PLOT OF LAND HOWEVER CAN BE SOLD SEPARATELY. PRICE FOR HOUSE ON ITS OWN IS OFFERS OVER £295,000** Part Exchange Available. This perfect family home is a deceptively spacious detached Villa which can provide flexible family accommodation, which benefits from impressive views of the Forth Estuary.
The property is formed over two levels with a self contained one bedroom annex, and is located on the
very popular Erngath Road in Bo’ness. The property is accessed into the vestibule which in turn leads to the bright spacious reception hall., with staircase leading to the upper level. The modern kitchen features an open plan dining area, including integrated appliances and washing machine, and is situated to the rear of the property giving views over the well maintained rear garden and beyond. The lounge is pleasantly located to the front of the property with large window giving an abundance of light, with living flame fire and surround. The ground floor also includes a handy WC. Taking the staircase to the upper level, there are four good sized bedrooms several benefiting from built in wardrobes/storage, including the master with en-suite shower room, there is also a very handy study which could be used for a variety of uses. The family room is pleasantly located to the front and benefits from feature fireplace. The family bathroom with separate shower completes the accommodation on offer.

The property further benefits from a self contained one bedroom annex with front facing lounge with
living flame fire, spacious bedroom, stylish bathroom and modern kitchen/diner complete with oven, gas hob, cooker hood and washing machine. The flat is the perfect accommodation for a family member looking for their own privacy and independence, but more importantly having the reassurance of family being close by, or possibly the rental market. The property benefits from gas central heating and double glazing throughout, generous storage can be found throughout the property. There are well maintained garden grounds to the rear, side and front of the property. The driveway has space for several vehicles, which in turn leads to the double detached garage with electricity. New double glazed windows have been fitted throughout and a new boiler fitted in December 2014. The current owners have planning permission for a new residential dwelling within part of the garden.

Extras (Included in the sale) All floor coverings, window dressings, light fittings, integrated kitchen appliances and washing machines.