2 bed flat for sale

Falcon Brae, Ladywell, Livingston EH54

Spacious 2 Double Bed Upper Flat, Featuring A Bright Lounge, Generous Kitchen/Diner & 4 Piece Bath

Offering an impressive amount of space, excellent storage and the added benefits of a private driveway and enclosed rear garden, this well-presented two-bedroom upper flat at Falcon Brae is a home with plenty to offer.

Positioned within the established Ladywell area of Livingston, the property combines generous room proportions with a practical layout, making it an appealing choice for first-time buyers, couples purchasing their first home together or those looking to downsize without compromising on space.

From the front, a private monoblock driveway provides convenient off-street parking, while to the rear, a landscaped garden offers something not always associated with flat living. Fully enclosed and thoughtfully arranged with a decked seating area and lawn, it's a lovely space for enjoying warmer days, outdoor dining or simply having a garden to call your own.

Step Inside
The property is accessed through its own entrance vestibule, where tiled flooring provides a practical welcome before a carpeted staircase leads to the upper accommodation. A window on the staircase brings in natural light, creating a bright approach to the main hallway.
Grey-toned wood-effect flooring introduces a contemporary finish and continues seamlessly through the hallway, lounge and kitchen/dining room, creating a sense of flow between the main living spaces. One of the property's particularly useful features is the amount of built-in storage available. The hallway benefits from two cupboards, including a generous storage cupboard housing the hot water tank and a further cupboard containing the electrical consumer unit. Access to the loft provides additional storage potential.

A Lounge to Relax In
The lounge is a comfortable, generously proportioned room with a large picture window overlooking the front aspect, allowing natural light to fill the space. There's plenty of flexibility when it comes to arranging furniture, whether that's a generous corner sofa for relaxing in the evenings, a media unit or additional occasional furniture. The continuation of the flooring from the hallway gives the room a cohesive, modern feel.

A Kitchen Made for More Than Cooking
Leading directly from the lounge, the spacious kitchen/dining room is another highlight of this home.
Fitted with light grey gloss wall and base units, complemented by contrasting dark wood-effect worktops, the kitchen offers a smart, contemporary finish alongside plenty of practical workspace. Integrated appliances include an electric oven, hob, extractor hood and microwave oven, with additional space for a freestanding fridge freezer and dishwasher. A particularly useful addition is the large pantry-style cupboard, fitted with shelving and adapted to accommodate both a washing machine and tumble dryer. Keeping laundry appliances neatly separate from the main kitchen helps maximise the available space.

What makes this room especially appealing is the generous dining area. There's ample room for a full-sized dining table and chairs, creating a space where everyday meals, weekend breakfasts and evenings with friends can all be enjoyed comfortably.
Two windows overlooking the rear aspect bring natural light into the room, making this a welcoming space throughout the day.

Two Genuine Double Bedrooms
Both bedrooms are well-proportioned doubles, offering flexibility for a variety of lifestyles. The principal bedroom overlooks the rear aspect and provides comfortable space for a double bed and additional bedroom furniture. Built-in wardrobes offer valuable storage while keeping the room uncluttered. Bedroom two is another generous double, positioned to the front of the property and also benefiting from fitted wardrobes. Whether used as a second bedroom, guest accommodation or a dedicated home office, there's plenty of scope to adapt this room to suit your needs.

A Bathroom with a Little Extra
The four-piece bathroom is a real advantage, offering a level of space and choice that isn't always found in a two-bedroom flat.
Fully tiled for a clean, contemporary finish, the bathroom features a large walk-in shower enclosure with rainfall showerhead and separate handheld attachment, alongside a full-sized bath with an additional shower attachment. A fitted vanity unit with washbasin provides useful storage, complemented by a WC, wall-mounted mirror and heated towel radiator. Whether you prefer a quick morning shower or a long soak at the end of the day, this bathroom comfortably accommodates both.

Your Own Private Outdoor Space
Outside, the property continues to impress.
The private South/West facing rear garden has been landscaped to create an attractive, manageable outdoor space, combining a lawn with a fully enclosed decked area. It's an ideal spot for summer barbecues, a morning coffee or simply enjoying some fresh air without the upkeep of a larger garden.
To the front, the monoblock driveway provides the added convenience of private parking, another practical benefit that sets this upper flat apart.

Extras: All floorcoverings, blinds, light fittings, integrated appliances.

Location – Ladywell, Livingston
Falcon Brae enjoys a convenient position within Ladywell, a well-established residential area offering easy access to everyday amenities and transport connections. Livingston North railway station is within walking distance, providing rail connections towards Edinburgh and Glasgow, making the location particularly appealing for commuters. Local shops and services are also close at hand, while Livingston's town centre, with its extensive shopping, restaurants and leisure facilities, is accessible on foot or by a short journey.
For those travelling by car, Livingston's road network provides convenient access to the M8 motorway and surrounding areas.

A Home Worth Viewing
With two genuine double bedrooms, a spacious kitchen/dining room, excellent built-in storage, a four-piece bathroom and the added advantages of a private driveway and landscaped rear garden, 100 Falcon Brae offers a great combination of space, comfort and practicality.
Double glazing and electric panel heating complete the accommodation.