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DREAM HOMES

secondary schooling and everyday amenities, integrated, with a substantial utility room and
while Edinburgh is just a 40-minute drive a home office tucked conveniently to the
away, offering easy access to city life without side - reflecting modern family life without
compromising the peace and space of interrupting the home’s relaxed flow.
countryside living.
The sitting room serves as the heart of the
Arriving through the gated entrance, there’s property. With soaring ceilings and a tall
an immediate sense of privacy and calm. The stone fireplace, the space feels grand yet
long driveway curves through mature grounds grounded, ideal for both cosy family moments
before revealing the house, whose warm and entertaining guests. Expansive windows
stone elevations and carefully considered frame views of the surrounding landscape,
proportions convey both solidity and charm. bringing the outdoors in and creating a sense
Behind neatly trimmed hedges, the property of light and calm. A ground-floor double
hints at the same care and thoughtfulness bedroom and shower room provide flexible
evident throughout the interiors. accommodation, ideal for guests or family
members who prefer single-level living.
Step inside, and the home immediately feels
welcoming. A vestibule leads into a generous Upstairs, the landing is framed by large
dining area, where exposed beams and windows that perfectly capture sweeping
soft, neutral tones create a sense of rustic views of East Lothian’s rolling countryside.
elegance. It’s easy to imagine long family The principal bedroom is a serene retreat,
dinners, weekend brunches, or quiet evenings complete with a walk-in wardrobe, en suite
curled up with a favourite book and a glass bathroom, and private balcony - the perfect
of wine. From here, the layout flows naturally place to enjoy a morning coffee or watch
into the bright breakfasting kitchen - a space the light shift over the fields. Two further
with shaker-style cabinetry, country-inspired bedrooms provide generous space for family additional living space, and a separate barn of calm and continuity. Combining rural
detailing, and direct access to the garden. or guests, while a contemporary family that could be adapted as a workshop, creative tranquillity, generous living spaces, and
Light pours through the windows, highlighting bathroom completes the upper level with studio, or hobby area. adaptable accommodation, it presents a
the subtle textures that make the space feel calm, neutral finishes. lifestyle that is both practical and luxurious.
both stylish and practical. Mornings here From mornings spent in the garden to Whether it’s the light-filled interiors, the
are filled with a warm, inviting glow, while Outside, the gardens are expansive and evenings by the fire, 40 Boggs Holdings thoughtful layout, or the expansive outdoor
evenings can effortlessly extend into alfresco beautifully established, with lush lawns, is a home where rooms feel lived-in and environment, this property offers a rare
meals under the pergola. mature trees, raised vegetable beds, and welcoming, views change beautifully with opportunity to enjoy country living at its
areas designed for both gardening and the seasons, and every corner offers a sense very best.
The sunny conservatory is a further highlight, relaxation. A wooden pergola provides a
blurring the line between indoors and out. shaded retreat for summer evenings, while
Surrounded by greenery and flooded with a generous greenhouse encourages year-
natural daylight, it is a versatile space, round cultivation. The property’s substantial
perfect for reading, relaxed conversation, outbuildings offer further flexibility, with a
or hosting friends. Practicality is seamlessly large annexe suitable for conversion into

40 Boggs Holdings, Pencaitland, East Lothian, EH34 5BJ 4 bed | 3 bath | 4 reception rooms
Offers over £750,000
Selling solicitor: ESPC Chartered firm Simpson & Marwick, call 01620 892000

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