Summary - 2 LAVEROCKDALE COTTAGES, BINNY PARK, BROXBURN, ECCLESMACHAN EH52 6NR
Large private lawned garden with mature tree screening
Set within a peaceful, parkland edge of Ecclesmachan, this single-storey semi‑detached cottage sits on a generous private garden and offers clear scope for a sympathetic refurbishment. The property is freehold, modest in footprint (about 720 sq ft) and arranged all on one level, making it suitable for first‑time buyers or those looking to downsize into a quiet rural setting. Fast broadband and off‑street parking for two cars add practical value for everyday living and commuting.
Internally the layout is simple: living room with a traditional fireplace, two bedrooms, kitchen with pantry and a bathroom. Photographs and inspection notes indicate good natural light but cosmetic wear, likely damp patches in places, and a need for full modernisation throughout. The EPC is D. Buyers should budget for renovation works (redecoration, updating services and possible damp remedial works) to bring the interior up to contemporary standards.
Location is a standout: about 2.4 miles from Broxburn with supermarkets, schooling and services, and with regular rail links nearby for commuting to Edinburgh and beyond. The cottage sits in a calm rural neighbourhood with mature tree screening and pleasant open views — strong appeal for buyers seeking privacy and outdoor space. However, the local area is classified as very deprived, and the property is in a more isolated, rural context, so consider transport and local services accessibility if relying on public options.
Overall this cottage offers an affordable entry into a desirable rural pocket with large garden and renovation upside. It will suit buyers prepared to invest time and budget into modernisation to unlock the property’s full potential and improve energy performance and internal condition.
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