Beautiful 4 bed detached modern family home with 0.5ac mature garden, double garage & parking

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  • 4 Bedrooms
  • 2 Public Rooms
  • 3 Bath/Shower Rooms
  • Private Garden
  • Driveway
  • Garage
  • LPG Central Heating
  • EPC Rating D

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Located in a wonderful position within a short drive of the charming and historic market town of West Linton, Beech Tree Cottage has an enviable setting that will appeal to anyone seeking to find a quality home within a comfortable 30 minute commuting distance of Edinburgh.

Set in about 0.5ac of mature, landscaped garden grounds, Beech Tree Cottage is a modern home of contemporary design constructed on the site of traditional period farm buildings and enjoying some of the most exceptional views across an outstanding landscape. Located on the edge of a niche Manor Kingdom development and built to an exacting standard throughout, the property today offers well proportioned, thoughtfully designed, bright and airy accommodation with top quality fixtures, fittings, wall fabrics, joinery, windows, doors and sanitary ware.

The accommodation at ground floor level comprises a porch entrance, spacious inner hall with cloaks cupboard and staircase with under stair storage, a delightful open plan south facing sitting room with a vaulted ceiling, French doors leading to the garden and splendid far reaching views across the surrounding countryside, an attractive dining room or 4th bedroom, an inner hall with a deep cupboard housing the central heating boiler and hot water cylinder, a double bedroom with fitted wardrobes and an en suite shower room, bedroom 3 with fitted wardrobe and a separate family shower room. At the other end of the house is a superb, well-appointed and extremely spacious and light south facing kitchen breakfasting room with a vaulted ceiling with seven velux windows and two large picture windows, Amtico floor covering, integrated Siemens appliances, polished granite worktops, units fitted by Kitchens International and a door leading to the garden. Beyond the kitchen is a separate utility room with a washing machine, tumble dryer, fitted units and work top, a deep storage cupboard and a back door with pathway leading to the garage block. At first floor level there is a spacious and bright master bedroom with a fitted dressing room, an en suite shower room and superb southerly views over the surrounding countryside.

Many of the rooms at ground floor level enjoy direct views onto the extensive mature and secure garden grounds which surround the house. There is a generous driveway with ample parking space leading to a detached double garage.


Rutherford Castle is approximately 16 miles south west of Edinburgh making it an easy commute to the city centre. The city bypass can be reached in less than 15 minutes by car and allows convenient access to Edinburgh International Airport and the motorway network. A regular Stagecoach bus service runs past the entrance to Rutherford Castle to and from the city centre. This is particularly convenient for those attending private schools in Edinburgh.  There is convenient shopping at close by Straiton Retail park which provides a wider range of shops, including Sainsburys, M&S Food and Ikea and there is a Tesco at close by Penicuik.

Nearby is historic West Linton, a vibrant and popular village with its winding main street and quaint alleyways. Local shopping facilities and services within the village include a small supermarket, post office, pharmacy, health centre, restaurant and pub. There are a wide variety of recreational amenities available in the area including walking in the beautiful Pentland Hills, tennis courts, a bowling green, pony trekking and West Linton Golf Course. The area is well served by nursery and primary schools and a school bus to Peebles High School. 


The mature and landscaped garden grounds surround the house and extend to about 0.5ac. There are extensive areas of lawn with paved patio areas and pathways with many mature flower beds and borders.


There is a large detached double garage to the rear of the property and ample parking within the private driveway

Fixtures & Fittings

The fitted carpets, blinds, sitting room curtains, light fittings, Siemens appliances and the integrated speakers in the sitting room, kitchen and master bedroom are included in a sale. The chandelier and wall mirror in the dining room are not included.


There is a monitored security alarm system, LPG central heating system and a communal waste water treatment plant.

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 the Residential Property Division of Clyde & Co (Scotland) LLP, a limited liability partnership registered in Scotland under number SO305618 and with its registered office at Albany House, 58 Albany Street, Edinburgh, EH1 3QR, United Kingdom. Clyde & Co (Scotland) LLP is authorised and regulated by the Law Society of Scotland and uses the word "partner" to refer to a member of the LLP, or an employee or consultant with equivalent standing and qualifications. A list of members is available