Savills | Almondhill House, Kirkliston, West Lothian, EH29 9EQ | Property for sale
4,906 sq ft(455.78 sq m)
Offers over £975,000

Almondhill HouseKirkliston, West Lothian, EH29 9EQ

  • Sold

Key features

  • Sold in November 2019
  • Well proportioned rooms
  • Far reaching southerly views
  • Excellent proximity to airport and Edinburgh
  • Good privacy within own gardens and woodland
  • Wooden garaging and stabling
  • Walled garden

Impressive village house set in 5 acres close to Edinburgh

About this property

  • 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.


    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 coal/log store. Beyond this there is a gravel sweep with a drying green and the back driveway which emerges outside Almondhill Steadings. There is a three bay timber garage with concrete floor, power and water.

    Beyond the garage is an enclosed stable yard. There are 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 in the centre, dog kennels and a further timber garage to the side.

    Walled Garden
    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.

    There is a paddock to the south which 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.

    Almondhill House is category C listed.

    Local Authority
    Almondhill House is in Edinburgh City Council Tax Band H.

    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 will submit a detailed planning application shortly.

    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.

    A clawback clause will apply if the buyers of Almondhill House obtain a relaxation to this condition to build in the paddock, giving a share of any uplift in value to the sellers.

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Local information

  • Almondhill House is a country house which is set on the edge of the village but retains the majority of its grounds and its open views.
  • The house is very well situated for Edinburgh and the airport. Barnton Junction is 4.5 miles and the city centre is less than 10 miles away. The airport terminal is 5 miles.
  • Kirkliston village has a history dating back to the 12th century and much of the village has conservation status. The village offers local shops and a sports centre, library, health centre, pub and primary school. There is secondary schooling in South Queensferry (2.5 miles) which also has a Tesco supermarket and restaurants. All the schools in Edinburgh are within easy reach including Cargilfield prep school at Barnton.
  • Almondhill House 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.

Additional information

  • Directions: From Edinburgh, head north on Queensferry Road (A90) from Barnton. Just after leaving the city, turn left onto Burnshot Road at the junction signposted to Kirkliston. Continue along this road for 2½ miles. Turn right off Burnshot Road just beyond the row of cottages. The gated entrance to Almondhill House is on the edge of the woodland on the left. The gates to the back drive are opposite neighbouring Almondhill Steading.
  • EPC Rating = E