Detached house for sale in Kirknewton EH27, 6 Bedroom

Ba’ad Park is a stunning and characterful stone-built period property, dating from 1798, situated in a secluded location with an impressive modern cedar / stone faced two-bedroom extension. The property has been extensively renovated by the current owner, retaining a wealth of original features and providing true off-grid living with high levels of energy efficiency. Part of the property’s great charm is its seclusion whilst still being so close to the centre of Edinburgh.

The main house is entered through the sunroom which has fantastic views of the gardens and the Pentland Hills beyond. The sunroom opens into the hall that gives access to a formal sitting room with a wood-burning stove and exposed stonework, WC and a double bedroom all of which benefit from oak flooring. Beyond the sitting room is the large open plan kitchen/sitting room/dining room which is the heart of house. This features a full height ceiling, efficient wood burning stove, carved stone fireplace surround, flagstone flooring and large double sliding doors opening out to the walled garden. Through the kitchen there is a double bedroom with an en-suite shower room, a back hall which is being used as a utility area and boiler room/battery house with access to the parking area. The ground floor of the main house enjoys underfloor heating. All rooms benefit from stunning views to the reservoir and the Pentland Hills.

The first floor is accessed from the main hall and features two double bedrooms, both with dormer windows to the rear and ceiling lights to the front, offering stunning views over the reservoir and the Pentlands. These are served by a bathroom. The upper floor is centrally heated with period cast-iron radiators and has reclaimed oak flooring.

The annex is a stunning piece of contemporary architecture, completed in 2010, and is entered through a hallway with a bathroom and two bedrooms on the ground floor. The larger of the two bedrooms has double doors opening on a decked patio with views over the reservoir. The first floor is entirely given to an open plan kitchen/sitting room/dining room open to roof and with exposed beams. This has an oak floor, reclaimed from a school sports hall and retaining the marking tape; a wood-burning stove and double doors opening onto a covered balcony offering unparalleled views over the reservoir.

The annex could provide additional income as a self-catering property or as accommodation for a family member and has views over Harperrig reservoir and the Pentland Hills.

The property’s power supplies come from a combination of a wind turbine (6 kW) and solar photovoltaic cells (2 kW). As a back up to these there is also a 10kva Lister generator. There would be potential, however, to join the grid if future owner wanted to do so. The kitchen has a wood-burning Rayburn which assists in the hot water production along with solar water heating panels and an oil-fired boiler.

The property has a mature walled garden to the rear which is currently laid to lawn and bordered by broadleaf trees and a stone dyke and a large area of naturalised land. There are two outbuildings, one housing the generator and the other being used as a log shed. There is ample parking for multiple cars to the front of the property. It is possible to take fishing permits on the reservoir on a daily basis should this be required.

It is possible to take fishing permits on the reservoir on a daily basis should this be required.
Ba’ad Park is situated on the edge of the Pentland Regional Hills Park. The village of Kirknewton (5.2 miles) caters for most every day requirements with a grocery shop, pub pharmacy and a post office. Primary education is available at Kirknewton and secondary education at nearby Balerno. Many private schools are within easy reach including Merchiston Castle School, Clifton Hall School, Mary Erskine and George Watson’s College. Nearby Livingston has a wide range of shops and services, with local sports and leisure facilities and a public hospital. Edinburgh provides all the facilities of a capital city.

Both Edinburgh and Glasgow are easily accessible making it a very attractive location for commuting. The M8, M9 and Edinburgh bypass are all only a short distance away and there is also a train station at Kirknewton with regular services into Edinburgh and Glasgow. Edinburgh International airport (12.9 miles) has regular flights to a range of UK, European and world destinations.

There are several local golf courses, including the Championship course at Dalmahoy and the popular Deer Park Course at Livingston. There is hill walking and mountain biking in the Pentland Hills, and field sports available at nearby Harburn Estate.