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Stunning and individual 3 bedroom period house with wonderful mature gardens, garage and store


Key Features

  • Stunning mature gardens
  • Generous and flexible accommodation
  • Excellent presentation throughout
  • Garage and store
  • 3 Bedrooms
  • 2 Public Rooms
  • 3 Bath/Shower Rooms
  • Private Garden
  • Off-Street Parking
  • LPG Central Heating
  • EPC Rating D

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Factors House is a delightful, well presented and spacious B Listed period property with quality fixtures and fittings, generous room sizes, useful store and a garage. The wonderful mature grounds will add to the appeal of this charming home and the rural lifestyle can be appreciated within this large garden with distinct areas for relaxing, growing vegetables and enjoying the mature herbaceous borders and privacy. The property is situated in a sought after semi-rural location with easy access to Edinburgh and the East Lothian coast.

The accommodation, arranged over two floors, comprises – welcoming entrance hall with walk-in cupboard and further useful storage cupboard; charming sitting room with a double aspect, a multi fuel stove provides an attractive focal point and glazed patio doors lead to the garden; the large kitchen/dining room really is the heart of the home and is fitted with an excellent selection of pale wood units, shelved larder, granite worktops, Belfast sink, island unit with wooden worktops, ample room for a large dining table and a glazed door leads to the garden; a further hallway with a separate front door leads to double bedroom 3 which has a twin aspect and a Jack and Jill bathroom, fitted with a contemporary suite with shower over the bath and two sinks, can be accessed from the hall and also double bedroom 3; and on the first floor – large landing with two cupboards; master bedroom with fitted wardrobes and a lovely outlook over the garden; en-suite shower room with a large walk in shower; double bedroom 2 with a fitted wardrobe, bedside cabinets, dressing table and vanity unit with a modern en-suite shower room.


Carberry is a charming and historic country estate (the site for royals from the capture of Mary Queen of Scots to visits by Queen Victoria and Queen Elizabeth). It is packed with delightful woodland walks and stunning views over Edinburgh, the coast and the Pentlands. It is very close to the charming conservation village of Inveresk on the outskirts of the historic Royal Burgh of Musselburgh. Musselburgh itself offers a range of local shops and restaurants and a variety of sporting and leisure amenities including golf and race courses. Regular train services from Musselburgh take approximately 8 minutes to Edinburgh Waverley Station. The shopping complex at Fort Kinnaird also provides an extensive range of retail shops and restaurants. Musselburgh provides both primary and secondary schools. Private schooling is available at Loretto in Musselburgh with many further choices available locally in Edinburgh. The proximity of the City bypass and the A1 provides fast and easy access to Edinburgh International Airport, the wonderful coastal and leisure facilities along the east coast and easy access to the rest of the country.


The wonderful gardens will be particularly appealing to buyers looking to embrace the rural lifestyle and encompass natural areas, planted borders, lawn, vegetable garden and various paved and gravel patios to sit and enjoy to the peace and tranquillity. There is a greenhouse, potting shed, storage shed and wood store. A 5 bar gate at the end of the garden allow vehicular access from the lane.


There is parking to the front, single garage and large store.

Fixtures and Fittings

The carpets, curtains, blinds and light fittings throughout are included in the sale price together with the fitted furniture in double bedroom 2, TV bracket in the master bedroom, range cooker, extractor hood, fridge/freezer, dishwasher, washer/dryer, freestanding corner unit by the back door, wine rack/bookcase and bespoke oak bench in the kitchen. All headboards in the bedrooms are excluded from the sale. The greenhouse, potting shed, storage shed and wood store are also included in the sale price.


The property benefits from LPG heating, is double glazed throughout and there is a Nest Smart thermostat heating control.

Interested parties are advised to request their own solicitor to note interest with us as soon as possible after viewing. The Seller shall not be bound to accept the highest or any offer. These particulars do not form part of any contract and the statements or plans contained herein are not warranted nor to scale. Approximate measurements have been taken by sonic device at the widest point. Services and appliances have not been tested for efficiency or safety and no warranty is given as to their compliance with any Regulations. Only offers using the Combined Standard Clauses will be considered. Offers received not using these clauses will be responded to by deletion of the non-standard Clause and replaced with the Combined Standard Clauses.

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Simpson & Marwick is the trading name of the Residential Property Division of Clyde & Co (Scotland) LLP, a limited liability partnership registered in Scotland under number SO305618 and with its registered office at Albany House, 58 Albany Street, Edinburgh, EH1 3QR, United Kingdom. Clyde & Co (Scotland) LLP is authorised and regulated by the Law Society of Scotland and uses the word "partner" to refer to a member of the LLP, or an employee or consultant with equivalent standing and qualifications. A list of members is available at:clydeco.com.