Summary - 9 CEDAR POINT, HERMISTON, EDINBURGH, EH12 9GW EH12 9BZ
4 bed 3 bath Detached
Energy-efficient four-bedroom family home with private south-west garden and planning for a garden room.
Architect-designed detached new build, approx. 1,936 sq ft
An architect-designed, detached new build arranged over two floors, this four-bedroom home balances family living with low-energy design. At about 1,936 sq ft, the layout includes a large open-plan kitchen/dining/family room that opens directly onto a private, south-west facing walled garden and decked patio — ideal for outdoor entertaining and family use. The ground floor also provides a convenient fourth double bedroom with adjacent shower room and a practical utility with direct outside access.
Built to minimise heat loss, the house features double glazing, whole-house underfloor heating and an air source heat pump, helping to reduce running costs compared with older stock. High-quality fitted Leicht kitchen units with integrated Siemens appliances and Silestone quartz surfaces add a contemporary, durable finish. Full planning permission is already in place for a versatile garden room suitable as a home office or studio, increasing flexibility for working from home or hobbies.
Practical positives include off-street parking, a vehicle charging point, freehold tenure and no recorded flood risk. The property comes ready for occupation as a new build, with thoughtfully designed family circulation and generous bedroom proportions, including a master suite with en suite and large wardrobe storage.
Buyers should note two material negatives: local broadband speeds are reported as very slow, which will affect heavy home-working or streaming without alternative broadband solutions; and the wider area classification indicates significant deprivation, which may affect future resale dynamics. Some marketing photos have been digitally staged — viewing is recommended to assess the true finish and room proportions.
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