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About This Property

Discover what makes this home special

Nestled in the picturesque village of Wester Dechmont, the 'Balloch' is a stunning four-bedroom detached home that perfectly blends modern living with timeless elegance. Designed for families, this property offers a spacious and versatile layout, featuring a bright and airy lounge, an open-plan kitchen and dining area with bi-fold doors leading to a beautifully landscaped south-west facing garden, and a separate study for those working from home. Upstairs, you'll find a luxurious master bedroom with an en-suite, three additional generously sized bedrooms, and a contemporary family bathroom.

With its prime location, the 'Balloch' offers the perfect balance between tranquil countryside living and convenient access to nearby amenities. Excellent transport links to Edinburgh and Glasgow make commuting a breeze, while top-rated schools, green spaces, and local shops are just a short distance away. This property is an ideal choice for families seeking a premium home in a thriving community.

Property Features

The 'Balloch' boasts a host of premium features, including a spacious south-west facing garden, a detached garage, and an open-plan kitchen/dining area perfect for entertaining. The master bedroom includes a private en-suite, while the additional three bedrooms are ideal for growing families. A dedicated study and utility room provide added convenience, and the property is built to the highest standards with an NHBC warranty and an EPC A rating for energy efficiency.

South-West Facing GardenDetached GarageEn-suite to Master BedroomOpen-Plan Kitchen/DiningStudyUtility Room+2

Local Amenities

The property is conveniently located near top-rated schools, including Dechmont Infant School and Linlithgow Academy. Livingston North train station is just a short drive away, providing easy access to Edinburgh and Glasgow. Nearby amenities include supermarkets, local parks, and the upcoming Wester Dechmont Community Hub and retail park, ensuring all your needs are met within close proximity.

SchoolsTrain StationSupermarketsParksCommunity CentreRetail Park
Livingston North Train Station (2.5 miles, 6 mins drive) • 25 mins by train to Edinburgh

Mortgage Calculator

25%
25
4.5%
Monthly Payment-
Purchase Costs
Total Price£417,995
Mortgage Deposit-
Stamp Duty-
Deposit Contribution£0
Searches & Other£1,500
Legal Fees£2,000
Total Cash Required-
Monthly Costs & Income
Service Charge£0/mo
Ground Rent£0/mo
Mortgage-
Landlord's Insurance£25/mo
Agency Fees (10%)-
Est. Rent-
Net Monthly-

Mortgage Calculator

10%
25
4.5%
Monthly Payment-
Purchase Costs
Total Price£417,995
Mortgage Deposit-
Stamp Duty-
Deposit Contribution£0
Searches & Other£1,500
Legal Fees£1,500
Total Cash Required-
Monthly Costs
Service Charge£0/mo
Ground Rent£0/mo
Mortgage-
Home Insurance£30/mo
Total Monthly-

International Suitability

Excellent Opportunity
80/100
ChallengingModerateGoodExcellent
Proximity to Edinburgh and Glasgow
Strong rental demand
Modern design and energy efficiency

International Buyer Calculator

35%
20
5.5%
Monthly Payment-
International buyers typically require 25-40% deposit with limited lender options
Purchase Costs (Non-UK Resident)
Total Price£417,995
Mortgage Deposit (Min 25%)-
Stamp Duty + 2% Surcharge-
Legal Fees (Intl Complex)£3,500
AML & ID Verification£500
Bank Transfer Fees£1,000
Total Cash Required-
Monthly Costs & Income
Service Charge£0/mo
Ground Rent£0/mo
Mortgage-
Full Management (15%)-
Landlord's Insurance£35/mo
Est. Rent-
Net Monthly-
Key Considerations for International Buyers
+2% Stamp DutyAdditional surcharge for non-UK residents on property purchases
Higher DepositMost lenders require 25-40% deposit for non-UK residents
AML ComplianceEnhanced due diligence and source of funds verification required
Property ManagementFull management service recommended for overseas landlords

Investment Analytics

Key metrics for investors & buyers
Gross Rental Yield
6.3%
Based on £2,200/mo rent
Area Price Growth
+4.2%
Average annual increase
5-Year Value Forecast
£513,464
+£95,469 projected gain
5-Year Rent Forecast
£2,613/mo
Based on 3.5% annual growth
Price per Sq Ft£261
Annual Rent Income£26,400
10-Year ROI253%
Break-Even Point15 yrs

Property Value Projection

Based on 4.2% annual growth
£513,464
5yr
£630,737
10yr
£774,795
15yr
£951,756
20yr
£1,169,133
25yr
Current: £417,995

Monthly Rental Income

Based on 3.5% annual growth
£2,613
5yr
£3,103
10yr
£3,686
15yr
£4,378
20yr
£5,199
25yr
Current: £2,200/mo
* Projections are estimates based on historical market data and are not guaranteed. Past performance does not indicate future results.

Property Features

Local Area & Amenities

Floorplans

Ground Floor

Property Floorplan

Site Plan

Site Plan

Location

Nearby Schools

Dechmont Infant SchoolPrimary
Good0.4 miles
Broxburn AcademySecondary
Good1.8 miles
St Nicholas RC Primary SchoolPrimary
Outstanding1.5 miles
Linlithgow AcademySecondary
Outstanding3.2 miles

Commute Time Planner

Edinburgh City Centre
25 mins
30 mins
Glasgow City Centre
45 mins
50 mins

Sun Path & Natural Light

NESW
South-West-Facing Excellent
10h
Garden Sun (Summer)
No
Morning Sun
Yes
Afternoon Sun

Room-by-Room Light Analysis

Living Room
Morning Moderate
Afternoon Excellent
Evening Good
Kitchen/Dining
Morning Good
Afternoon Excellent
Evening Moderate

Location Scores

55
Walk Score
Somewhat Walkable
60
Transit Score
Good Transit
50
Bike Score
Bikeable

Area Vibe

Quiet
Family-Friendly
Green Spaces

Connectivity

Broadband Speed
100 Mbps
FTTP (Full Fibre)
Excellent
Mobile Signal
Excellent
EE, O2, Vodafone, Three

Future Developments Nearby

Community Centre+Positive Impact
Wester Dechmont Community Hub
0.7 milesEst. 2025
Commercial+Positive Impact
New Retail Park
1.2 milesEst. 2026
* Information based on local planning applications and may be subject to change

Portfolio Analysis

85
Portfolio Fit Score
Excellent Investment Match
Risk LevelLow
Liquidity
80%
Market DemandHigh Demand
This property shows strong fundamentals with low risk and high demand - ideal for conservative investors.
£417,995

Balloch

Wester Dechmont, Wester Dechmont EH52 6LL
4
Bedrooms
3
Bathrooms
1,600
Sq Ft
detached
Type

Property Grades

Amenities88
Features90
Growth85
Yield84
Connect87
Transport83
Future86
Location89
Overall88

Developer

Barratt Homes
Available Plot Numbers
86
1 plot available
Ownershipfreehold

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