The Smiddy, Linlithgow, EH49

The House
Nestled on the outskirts of historic Linlithgow, this exceptional stone-built property dates back to 1840 when it served as a blacksmith's forge. Thoughtfully converted in 2012, the home now offers spacious family accommodation while retaining much of its original character and charm. Illuminated with natural light throughout and boasting breath taking countryside views from every aspect, this unique residence sits within the desirable Linlithgow Academy catchment area. Recently redecorated with brand new carpets throughout, this home is in true move in condition.

Set within approximately one acre of land, this impressive property comprises a large living room, country kitchen/diner, study, four double bedrooms, two bathrooms, guest WC, and utility room. Additionally, there is a substantial detached wooden barn offering versatile usage possibilities. Extending to approximately 30m² and features three sets of garage doors, concrete flooring, and power and lighting connections, offering numerous potential uses including a workshop, studio, or storage space.

The Garden
The wrap-around garden is predominantly laid to lawn with multiple patio areas strategically positioned to capture the sun throughout the day. A generous driveway provides ample parking for multiple vehicles, and a greenhouse is perfect for gardening enthusiasts.

The Location
Situated on the outskirts of the historic Royal Burgh of Linlithgow, a town steeped in history and centred around the iconic Linlithgow Palace. Nestled in the heart of the Scottish Lowlands, Linlithgow boasts a vibrant and bustling town centre. The area is home to a diverse array of family-run businesses, offering some of the finest food and drink, clothing, gifts, and arts /crafts shops. For everyday needs, residents have access to Sainsbury, Tesco, M&S, and Aldi supermarkets. Families will appreciate the availability of both primary and secondary level schooling in the area. Linlithgow's excellent transport connections make it an ideal base for commuters. The town enjoys quick access to major central Scottish towns via the M9 to Edinburgh and the M8 to Glasgow. Edinburgh Airport is a short 20 minute drive. Additionally, the local railway station provides regular services to both Edinburgh and Glasgow, further enhancing the town's connectivity and appealing to those working in these major cities.

Council Tax: Band F
EPC Rating: C69
Directions - Using what3words search for "miles.lodge.drawn".

Lounge 7.00m x 6.00m
A magnificent triple-aspect room featuring elegant arched glazed doors that open onto the garden with uninterrupted views across the surrounding fields. This generously proportioned space is anchored by a wood-burning stove set upon a substantial marble hearth. Premium engineered wood flooring extends seamlessly from this room through to the hallway.

Kitchen/Diner 7.40m x 4.00m
This substantial dual aspect room is the heart of the home and offers windows to both front and rear, complemented by two skylights that flood the space with natural light. Appointed with characterful country-style units topped with butcher block counters, the kitchen features a large electric range cooker, dishwasher, American-style refrigerator/freezer, and a classic ceramic Belfast sink. The durable laminate flooring provides a practical surface, while the spacious layout easily accommodates a substantial dining table for family gatherings.

Bedroom 3 5.40m x 3.50m
A versatile side facing double room currently utilised as a playroom. Newly carpeted and conveniently located on the ground floor.

Bedroom 4 5.00m x 4.00m
A peaceful rear facing double bedroom with new carpet, also situated on the ground floor.

Study 2.50m x 2.00m
A practical workspace located on the ground floor featuring engineered wood flooring, a built storage unit, and a side facing window providing natural light.

Utility Room
Offering direct garden access, this practical space features laminate flooring and continues the country style aesthetic with butcher block worktops. Equipped with a ceramic Belfast sink, and washing machine, with a rear and side facing window.

WC
Partially finished with elegant slate effect tiles, this contemporary cloakroom features a wall hung toilet, stylish vanity unit with integrated sink, heated towel rail, distinctive black hardware fittings, and a front facing window.

Inner Hall
Featuring engineered wood flooring and a side entrance door, this central space connects all ground floor rooms and houses the staircase to the first floor.

Landing
Illuminated by a Velux window, this versatile upper hallway offers space for a desk or reading nook. Carpeted throughout with convenient access to the loft area.

Bedroom 2 5.00m x 4.00m
A generously sized double room benefiting from a front facing window and an additional Velux window. Fresh neutral completes the room.

Bedroom 1 6.00m x 5.00m
An exceptionally spacious primary suite featuring fitted wardrobes, dual-aspect windows framing countryside views, and a dedicated dressing area. Newly carpeted throughout.

En-Suite
Partially tiled with contemporary slate effect tiles and illuminated by Velux windows. Features include a spacious glass shower enclosure with thermostatic controls, a sleek vanity unit with an integrated sink, wall hung toilet, a heated towel rail, and striking black hardware accents. The flue for the wood burner runs through this room creating an interesting architectural feature.

Family Bathroom
Partially tiled with matching slate effect tiles creating a cohesive look, this well-appointed bathroom includes a vanity unit with sink, wall hung toilet, Velux window, bath with electric shower overhead, glass shower screen, and coordinating black hardware fixtures.

Agent's Note
We believe these details to be accurate, however it is not guaranteed, and they do not form any part of a contract. Fixtures and fittings are not included unless specified otherwise. Photographs are for general information, and it must not be inferred that any item is included for sale with the property. Areas, distances, and room measurements are approximate only and the floor plans, which are for illustrative purposes only, may not be to scale.