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Simon Donaldson

Impressive village house set in about 5 acres including walled garden & paddock near Edinburgh


Key Features

  • 5 acres
  • Stable block & Paddock
  • Triple garage
  • Formal & walled gardens
  • 5 Bedrooms
  • 5 Public Rooms
  • 3 Bath/Shower Rooms
  • Private Garden
  • Driveway
  • Garage
  • Gas Central Heating
  • EPC Rating E

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Almondhill House is an attractive category C listed Victorian country house which was originally a farmhouse for Almondhill Farm. The farm was owned by Hopetoun Estates before being sold to Dundas Castle Estate in 1822.

The house has a front facing bay window with crow stepped gables and dormers along the roofline. There are high chimneys and a variety of traditional features throughout the house in keeping with the architecture of the period.

At the front of the house an open porch with pillars leads to the front door which gives access to the main hall. This has a curving stone stairway leading to the upper floors.

The drawing room has impressive decorative cornicing with a ceiling rose, a fireplace with tiled surround and marble mantel, and a bay window providing fantastic southerly views towards the Pentland Hills. The dining room has a fireplace with a black marble mantel and two built in shelved cupboards.

An inner hall with under stairs cupboard leads to the rear of the house. Here there is a sitting room with a tiled fireplace with wooden mantel and fitted bookshelves with cupboards below; a cloakroom with fitted coat hooks; a playroom with a corner fireplace, a bathroom and a study with fitted cupboards, drawers and desk.

The kitchen has a two oven gas fired AGA with an additional integrated electric AGA module, a range of fitted wall and base units, a Belfast sink and an island unit with marble work surface. There is a pantry with built in cupboards, a larder at the back door, utility room with Belfast sink and fitted cupboards, a boot room and a laundry with three original laundry sinks, plumbing for washing machines and a Heatmaster central heating boiler.

A curving stone staircase from the hall leads up to the first floor. The master bedroom has a south facing bay window, decorative cornicing and a fireplace with grey marble mantel. Adjacent to this is a bathroom, a dressing room and a bedroom with cast iron fireplace.

Three further bedrooms are situated off a corridor and there is a family bathroom with a walk in linen cupboard.


Almondhill House is located on the edge of the village of Kirkliston and is well placed for access to the M90 to Perth (via the Queensferry Crossing), the M9 to Stirling and the M8 to Glasgow. The nearest railway station is at Dalmeny (2.5 miles) and the area is well served with cycle routes. Barnton Junction is 4.5 miles and the city centre is less than 10 miles away. The airport terminal is 5 miles.


A driveway leads through mature trees to the front of Almondhill House where there is a series of terraced lawns with post and rail fencing separating them from the paddock in front. There is a flat lawn to the side with a wooden summer house.

To the rear of the house is a courtyard which is enclosed by a stone wall and cast iron railings. There is a stone built outhouse which is used as a freezer store and log store. Beyond this is a drying green and a gravel sweep with a three bay timber garage with concrete floor, power and water. The back driveway emerges outside Almondhill Steadings.

There is an enclosed stable yard with wooden stables with three loose boxes (two of which have been used as a playroom) and a tack / feed room at the end. There is a pond, dog kennel and a further timber garage.

To the side of the property is a walled garden. It has gravel paths, symmetrical lawns and flower beds. There is a greenhouse and a range of fruit cages along the back wall. The paddock to the south provides grazing. There are semi mature trees down the side of the paddock which frames the southerly view from the house.


Mains water, drainage, electricity and gas. Central heating and hot water from a gas fired boiler.

Fixtures and Fittings

All contents will remain in the property.

Important Notice

Development Site

To the southeast of the house is a development site extending to about 2 acres. The site is shielded from the house by the mature trees alongside the drive.

Planning Consent: 17/00804/PPP granted consent for the erection of up to 11 detached homes subject to detailed planning permission being obtained. The sellers have submitted a detailed planning application: 19/03263/AMC.

Title Restrictions

The paddock included in the Almondhill House sale is to be preserved as open space to frame the view from the house and to provide visual amenity for the new housing. The vendors reserve the right to impose title conditions to restrict development on this paddock and in the walled garden.


Exterior photographs taken in 2017. Interior photographs taken in 2014. The house is no longer furnished.


A deposit of 10% of the purchase price may be required. It will be paid within 7 days of the conclusion of Missives. The deposit will be non-returnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents.

Interested parties are advised to request their own solicitor to note interest with us as soon as possible after viewing. The Seller shall not be bound to accept the highest or any offer. These particulars do not form part of any contract and the statements or plans contained herein are not warranted nor to scale. Approximate measurements have been taken by sonic device at the widest point. Services and appliances have not been tested for efficiency or safety and no warranty is given as to their compliance with any Regulations. Only offers using the Combined Standard Clauses will be considered. Offers received not using these clauses will be responded to by deletion of the non-standard Clause and replaced with the Combined Standard Clauses.

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Simpson & Marwick is the trading name of Alston Law Limited, a company registered in Scotland under number SC459802 and with its registered office at The Forsyth Building, 5 Renfield Street, Glasgow, Scotland. Alston Law Limited is authorised and regulated by the Law Society of Scotland. A list of Directors is available at the Companies House website or at https://find-and-update.company-information.service.gov.uk/company/SC459802.