3 WILLOW TREE PLACE
Balerno, Edinburgh, EH14 5AZ
3
5
3
2615
Beds
Receptions
Baths
Sq Ft
Set within a sought-after modern development in the heart of Balerno, this impressive five-bedroom detached family home has been comprehensively modernised and upgraded throughout to create a beautifully presented residence in true walk-in condition. Offering over 2,600 sq ft of versatile accommodation, the property is ideally suited to modern family living, with bright and spacious interiors, flexible reception space and a superb private south-west facing garden. Further more the property is energy efficient with an EPC score of 90 further benefiting from solar panels and a battery storage system with an export tariff in place significantly reducing energy costs.
The welcoming entrance vestibule and reception hall lead through to a generous sitting room, flooded with natural light and providing an elegant setting for both everyday living and entertaining. At the heart of the home is the exceptional open-plan kitchen and dining room, a contemporary space designed around family life. Thoughtfully appointed with ample storage and extensive worktop space, the kitchen flows seamlessly into the dining area, creating an ideal environment for gatherings of all sizes. Bifold doors open directly onto the garden and decking, effortlessly connecting indoor and outdoor living and making the most of the property's sunny south-west facing aspect.
The original double garage has been expertly converted to create a substantial family room, providing highly flexible accommodation that can be adapted to suit a variety of needs, whether as a playroom, media room, home gym or additional entertaining space. A further room on the ground floor offers an excellent fifth bedroom or home office, alongside a useful conservatory / garden room, cloakroom WC and extensive storage.
On the first floor, the spacious principal bedroom enjoys a luxurious en suite shower room and fitted wardrobes. Three further well-proportioned bedrooms provide excellent family accommodation, with one benefiting from its own en suite facilities, while a stylish family bathroom serves the remaining bedrooms. A partially floored attic and additional store room accessed from the rear garden offer valuable extra space for storage.
Externally, the property enjoys a large driveway to the front providing ample off-street parking for multiple vehicles and comes complete with an EV charger. To the rear, the beautifully maintained private garden enjoys a desirable south-west facing orientation, ensuring excellent sunlight throughout the day. The generous decking area and seamless connection to the kitchen make it perfectly suited to outdoor entertaining, family gatherings and al fresco dining.
Balerno is one of Edinburgh's most desirable suburban villages, offering an enviable balance of countryside surroundings and city convenience. The area is renowned for its strong sense of community, excellent local amenities and access to beautiful outdoor spaces including the Pentland Hills Regional Park and the Water of Leith walkway.
The property lies within the highly regarded catchment areas for Dean Park Primary School and Balerno Community High School, both of which are widely recognised for their excellent reputations. Regular bus services provide straightforward access to Edinburgh city centre, while easy connections to the City Bypass, Edinburgh Airport and the central motorway network make Balerno an ideal location for commuters.
This is an outstanding family home, finished to an exceptional standard and offering generous, flexible accommodation in a prime Balerno setting.
3
5
3
2615
Beds
Receptions
Baths
Sq Ft
Set within a sought-after modern development in the heart of Balerno, this impressive five-bedroom detached family home has been comprehensively modernised and upgraded throughout to create a beautifully presented residence in true walk-in condition. Offering over 2,600 sq ft of versatile accommodation, the property is ideally suited to modern family living, with bright and spacious interiors, flexible reception space and a superb private south-west facing garden. Further more the property is energy efficient with an EPC score of 90 further benefiting from solar panels and a battery storage system with an export tariff in place significantly reducing energy costs.
The welcoming entrance vestibule and reception hall lead through to a generous sitting room, flooded with natural light and providing an elegant setting for both everyday living and entertaining. At the heart of the home is the exceptional open-plan kitchen and dining room, a contemporary space designed around family life. Thoughtfully appointed with ample storage and extensive worktop space, the kitchen flows seamlessly into the dining area, creating an ideal environment for gatherings of all sizes. Bifold doors open directly onto the garden and decking, effortlessly connecting indoor and outdoor living and making the most of the property's sunny south-west facing aspect.
The original double garage has been expertly converted to create a substantial family room, providing highly flexible accommodation that can be adapted to suit a variety of needs, whether as a playroom, media room, home gym or additional entertaining space. A further room on the ground floor offers an excellent fifth bedroom or home office, alongside a useful conservatory / garden room, cloakroom WC and extensive storage.
On the first floor, the spacious principal bedroom enjoys a luxurious en suite shower room and fitted wardrobes. Three further well-proportioned bedrooms provide excellent family accommodation, with one benefiting from its own en suite facilities, while a stylish family bathroom serves the remaining bedrooms. A partially floored attic and additional store room accessed from the rear garden offer valuable extra space for storage.
Externally, the property enjoys a large driveway to the front providing ample off-street parking for multiple vehicles and comes complete with an EV charger. To the rear, the beautifully maintained private garden enjoys a desirable south-west facing orientation, ensuring excellent sunlight throughout the day. The generous decking area and seamless connection to the kitchen make it perfectly suited to outdoor entertaining, family gatherings and al fresco dining.
Balerno is one of Edinburgh's most desirable suburban villages, offering an enviable balance of countryside surroundings and city convenience. The area is renowned for its strong sense of community, excellent local amenities and access to beautiful outdoor spaces including the Pentland Hills Regional Park and the Water of Leith walkway.
The property lies within the highly regarded catchment areas for Dean Park Primary School and Balerno Community High School, both of which are widely recognised for their excellent reputations. Regular bus services provide straightforward access to Edinburgh city centre, while easy connections to the City Bypass, Edinburgh Airport and the central motorway network make Balerno an ideal location for commuters.
This is an outstanding family home, finished to an exceptional standard and offering generous, flexible accommodation in a prime Balerno setting.
3
5
3
2615
Beds
Receptions
Baths
Sq Ft
3
5
3
2615
Beds
Receptions
Baths
Sq Ft
Floor Plan
Ground Floor:
Entrance vestibule, hallway, sitting room, family room, kitchen / dining room, garden room / conservatory, bedroom 5 / office, wc
First floor:
Principal bedroom, ensuite shower room, second bedroom with ensuite shower room, two further double bedrooms, family bathroom, access to partly floored attic.
External:
Private gardens to front and rear, store room, large driveway with EV charger
Summary of Accommodation
Offering over 2,600 sq ft of versatile accommodation, the property is ideally suited to modern family living, with bright and spacious interiors, flexible reception space and a superb private south-west facing garden.
Fixtures and Fittings
Only appliances specifically mentioned in the sales particulars are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.
Services
Gas heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).
Viewing is strictly by appointment through the relevant office listing the property;
Wemyss Place - 11 Wemyss Place, Edinburgh, EH3 6DH. Tel: 0131 220 4160
Edinburgh South - 47-49 Morningside Road, Edinburgh, EH10 4AZ. Tel: 0131 287 7200
Viewings
Offers
With the exception of offers to developers or third parties, all other offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. & Rettie LLP’s. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.
Matterport 3D Tour
General Remarks & Information
Council Tax Band:
EPC Rating:
Postcode:
Tenure:
Particulars Prepared:
G
B
EH14 5AZ
Freehold
August 2026 - First Issue
This property and other properties offered by Rettie & Co. & Rettie LLP’s. can be viewed on our website at www.rettie.co.uk as well as Rightmove and The London Office.
The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.
Rettie, their clients and any joint agents give notice that:
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They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
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All Rettie floorplans are drawn to RICS standard. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. & Rettie LLP’s have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.
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All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.
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All sellers and buyers will be required to complete Anti-Money Laundering (AML) checks via our specialist third-party provider, Coadjute, who conduct these checks on our behalf. These checks will include identity verification, proof of address, and proof of funds if applicable. For further information on how your personal data is processed, please refer to Rettie’s Privacy Policy [Privacy Policy | Rettie] and Coadjute’s Data Security Statement.
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The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co. or Rettie LLP’s, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.
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The Purchaser(s) shall be deemed to acknowledge that they have not entered into contract in reliance on the said statements, that they are satisfied themselves as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.
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Any error, omission or misstatement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.
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Location
Balerno is a highly regarded, leafy and historic village set at one of the main gateways to the Pentland Hills and the start of the Water of Leith Walkway. It is located around seven miles southwest of Edinburgh city centre and near to the City Bypass providing easy access to Edinburgh International Airport and Scotland’s central motorway network.
Balerno provides a wide range of local amenities including a library, a dentist, gastro pubs and there are two Scotmid Co-op supermarkets in the heart of Balerno village. In terms of larger supermarkets, the nearby Gyle Shopping Centre and Hermiston Gate retail parks providing a wide range of high street stores including a M&S superstore and a Tesco.
There are plenty of excellent recreational and leisure facilities in the locality with access to The Pentland Hills Regional Park and Malleny Garden, a National Trust Property, close by. The highly rated Flotterstone Inn is around and 8.5 mile walk away from Harlaw through the Pentland Hills. The Water of Leith Walkway is easily accessible and runs for 12-miles from Balerno to Leith and provides both walking and cycling links to the city centre. The popular Currie Rugby Club is located in Balerno, whilst the dry ski slopes at Midlothian Ski Centre and Kingsknowe and Baberton Golf Clubs are within a short drive. Social events include the Balerno Village Screen, Balerno Music Festival and the farmer’s market.
The property sits within the school catchment area for the Balerno High School and Dean Park Primary School. There are plenty of private schools available locally including Merchiston College, George Watson’s College (a school bus stops on the road outside the property) and George Heriots College.
There are regular bus services from Balerno into the city centre whilst Curriehill Station is less than two miles away. The City Bypass provides easy access to Edinburgh International Airport, Edinburgh Business Parkand Heriot Watt University and Research Park.
3 WILLOW TREE PLACE
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