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Beautifully presented 'B' listed period Manse with mature gardens, tennis court & 2 garages

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

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Located on the edge of the historic and charming village of Kirkliston, Kirkliston House comprises a fine, 'B' listed, stone built Manse dating from circa 1850. The Manse is set within a Conservation Area and in mature garden grounds with gravel driveway, garaging and a tennis court. Enjoying a south facing aspect with far reaching views towards the Pentland Hills, Kirkliston House has been extensively and sympathetically restored and refurbished by the current owner including a refurbished roof with 10 year guarantees and offers a delightful and beautifully decorated family accommodation on two floors with the additional benefit of two large and interconnecting attic rooms above. Many period features including window shutters, fireplaces and original timber floors have been either retained or restored and blend seamlessly with the modern decor, fixtures and fittings. Immediately on arrival the property exudes a wonderful and welcoming tranquil atmosphere.

Ground floor

The Manse is entered through a fine Gothic arched doorway crowned charmingly with a feature of flowering clematis, leading into the inner small vestibule with curved ceiling, period features, a delightful small Gothic arch window with coat rail opposite, and Victorian mosaic floor tiles. Glass panelled wooden double doors lead into the inner main reception hall with period features including a corniced archway and original stripped pine doors with fine brass panel details that lead on into the ground floor rooms. The library / sitting room and drawing room are to either side of the hallway, followed by the large under stairs cloaks cupboard, and the dining room opposite the delightful wrought iron staircase with fine mahogany bannister and stained glass panelled overhead skylights. Towards the end of the ground floor hallway are the doors leading to the pantry and the kitchen breakfast room.

The drawing room enjoys a dual aspect over the fine gardens with four large gothic arched glass panelled windows and has a charming tiled and metal work fireplace with a coal effect gas fire. A set of wooded double doors links the drawing room to the formal dining room which has a fireplace with ornate features and detailed mantle and dual aspect views through 4 gothic arched panelled windows.

There is a charming sitting room or library with an arched featured fireplace, large dual aspect windows and four built in book shelves. The kitchen breakfast room has an African slate floor, a range of kitchen cabinets and maple work tops throughout and a built in maple topped Victorian dresser. There is a modern 'Falcon' range cooker and a dish washer. The adjacent charming pantry with feature porthole window provides very generous storage and a fridge/freezer. Leading off the kitchen is a utility room with a washing machine, tumble dryer, central heating boiler and useful storage space. A door from the utility room leads to a rear courtyard area and the two garages.

First floor

At half landing there is a separate WC with feature porthole window

At first floor level there is a master bedroom with walk in dressing room and en suite bathroom with a separate shower cubicle and a south facing aspect and far reaching views. There are three further generously proportioned double bedrooms and a large family bathroom with a separate shower cubicle.

Attic Level

Accessed by a separate open tread stair located at one end of the first floor landing are two large, floored and interconnecting storage/hobby rooms, one with velux windows and the larger room with two original feature windows.


The historic village of Kirkliston lies approximately 10 miles from Edinburgh's city centre. The village offers a good range of local facilities including a public library, Kirkliston Leisure centre, a Scotmid, chemist, newsagent, off licence and bakers as well as a post office and restaurant. The village also has a dentist and doctor and its own nursery and primary schools. Secondary schooling is provided in South Queensferry which is a short drive away. For larger shopping facilities, there is a Tesco at South Queensferry and The Gyle Shopping Centre is close by. There are many recreational amenities within a short drive including Port Edgar Marina, The Edinburgh International Climbing Arena and both Dalmahoy and Dundas Castle Golf Courses. Access to Edinburgh Airport, the new Queensferry Crossing and many of central Scotland's motorway network including the M8 and M9 are all within easy reach. There is also a frequent bus service from the village into central Edinburgh.


The extensive and mature garden grounds are laid to lawn and are well stocked with a splendid and substantial selection of mature trees shrubs and plants. In addition there is a tennis court and a rear courtyard area beside the two garages.


There is a large new Spey quartz gravel driveway with ample parking and two detached garages.

Fixtures and Fittings

Please contact Agent for full details

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 at:clydeco.com.