31 & 31A Woodhall RoadColinton, Edinburgh, EH13 0DT

31 Woodhall Road is an exceptional detached family home set in spectacular and sizeable mature grounds with the added benefit of a detached two bedroom cottage in addition. The principal house offers generously proportioned accommodation set over three floors, with superb family living and reception space throughout the ground floor, complemented by six spacious double bedrooms over the first and second floors. The house is beautifully presented throughout successfully retaining much of its original charm with a variety of period features, yet caters perfectly for modern family living with a range of contemporary fixture and fittings. With aspects to all sides, there is an abundance of natural light throughout the day with glorious southerly aspects over the extensive garden grounds.

The front door opens to the vestibule and on into the hallway from where the ground floor accommodation radiates and the stair rises to the first floor. To one side there is the elegant bay windowed drawing room with a log burning stove and a charming outlook over the garden grounds. Adjacent to this room is the delightful dining room with detailed cornicing and a timber mantelpiece, and leads directly into the spectacular sun room. Extended by the current owners, this room creates a wonderful everyday living space with wonderful views of the garden as well as bi-folding doors with the whole corner of the room opening to the gravelled terrace and garden beyond. To the other side of the hall is the comfortable family room, or study, as well as the beautifully appointed dining kitchen with useful utility room and pantry stores, as well as the back door, beyond.

The stair rises to the first floor where there are four comfortable double bedrooms. Three of these rooms have a charming corner window, with one of them benefiting from an en suite shower room and another currently used as a second study, while the largest of these bedrooms has built-in wardrobes. There is also a well-appointed family bath and shower room. A further stair rises to the second floor where there are two further double bedrooms, a shower room and extensive eaves storage.

Outside
The house is set well back from the road and is screened by mature pine trees and hedging. There is a drive-in, drive-out D shaped driveway which provides ample parking for a number of vehicles, with EV charging points in the double garage to the side of the main house, as well as at the cottage. The garden grounds are a delight. Beautifully maintained, there is a wide variety of mature plants, shrubs and trees throughout the grounds which provide an array of colour throughout the year. There are numerous well-stocked beds surrounding the sizeable central lawn which is well-orientated to take advantage of the daylight throughout the day. Immediately to the rear of the main house there is a gravelled terrace, which is ideal for al fresco dining and is particularly well screened for privacy and from the prevailing weather.

31A Woodhall Road
Built for the current owners' predecessor as a home to downsize to from the larger principal house, 31A Woodhall Road is a modern detached two storey cottage presented in immaculate order. On the ground floor there is a sitting room, a dining kitchen and a sun room, while on the upper floor there are two comfortable bedrooms and a bathroom.

There are no formal boundaries currently between the two properties. However, there is a charming garden to the rear of the cottage.

View payable LBTT Calculator for this property