Garden Cottage, Crookston

Heriot, Midlothian, EH38 5YS

Hugh Rettie

Associate Director

01896 824070

hugh.rettie.@rettie.co.uk

Nicola Crombie

Senior Sales Consultant

01896 824072

nicola.crombie@rettie.co.uk

Heriot, Midlothian, EH38 5YS

2 Receptions
3 Beds
1 Baths
1227 Sq ft

Dating back to the 19th Century, Garden Cottage is a charming 3 bedroom cottage situated on the edge of the Crookston Estate at the foot of the Moorfoot Hills. Providing flexible living over two principal floors the property boasts modern interiors with green space and light in abundance.

The cottage sits within large wraparound gardens laid mostly to lawn with a selection of seating area's meticulously placed to enjoy the sun all day, including a greenhouse and summerhouse. A large gravelled parking area to the front of the house provides ample parking and includes a timber garage & shed for outdoor storage.

The cottage opens from a welcoming vestibule into a lounge with dining area and garden room to the right side, to the left side is a modern fitted kitchen with integrated appliances and a central island. Completing the ground floor is a useful utility room, and the immaculate bathroom with shower over bath. The first floor houses two generous double bedrooms and a further single bedroom currently utilised as a study/home office.

A truly special offering, Garden Cottage offers purchasers the opportunity to acquire a charming and idyllic property in a peaceful rural setting


Hugh Rettie

Associate Director

01896 824070

hugh.rettie.@rettie.co.uk

Nicola Crombie

Senior Sales Consultant

01896 824072

nicola.crombie@rettie.co.uk

Summary of Accommodation

Ground Floor - Vestibule, Lounge/Dining, Garden Room, Kitchen, Hallway, Bathroom and Utility Room
First Floor - Two Double Bedrooms, Single Bedroom/Study

Externally the property benefits from ample driveway parking and wraparound manicured gardens.

General Remarks & Information

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:

Oil central heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).

Viewing:

By appointment through Rettie Borders LLP. 1 Abbey Street, Melrose, Scottish Borders, TD6 9PX. Email: fraser.wardhaugh@rettie.co.uk Tel: 01896 800186

Offers:

Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. 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.

Council Tax Band:

D

EPC Rating:

E

Postcode:

EH38 5YS

Tenure:

Freehold

Particulars Prepared:

First Edition - May 2026

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, OnTheMarket 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:

  1. 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.
  2. 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.
  3. 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.
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 and Coadjute's Data Security Statement.
  1. 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.
  2. 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.
  3. 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.

Location

Garden Cottage sits in a peaceful rural spot just on the outskirts of Heriot, nearby to Crookston House. Edinburgh City Centre is some 20 miles to the north and Edinburgh Airport can be typically reached in about 30-35 minutes out with rush hour times.

The A7 runs to the west of Heriot and is a primary route into Edinburgh from the western Borders. The Borders Railway (Waverley line) was re-instated and opened in September 2015 and now runs from Tweedbank via Galashiels to central Edinburgh. There are stations at Stow and Gorebridge and the service runs every 30 minutes. The A68 lies to the East of the property again providing a direct route to Edinburgh City Centre, East Lothian and the Scottish Borders.

The surrounding hills and countryside provide a receptive environment for walking, jogging, cycling and a range of field sports alongside the popular Vogrie Country Park near Gorebridge & Dalkeith Country Park. Additional other attractions include a number of golf courses, fishing on the River Tweed as well as all the cultural and historic attractions of Edinburgh itself.

Contact us

    Hugh Rettie

    Associate Director

    01896 824070

    hugh.rettie.@rettie.co.uk

    Nicola Crombie

    Senior Sales Consultant

    01896 824072

    nicola.crombie@rettie.co.uk