5 bedroom house for sale

Be part of a rural tradition – close to town

15 Pardovan Holdings is a luxury 5-bedroomed home situated on one of West Lothian's characteristic smallholding plots. It is a home that occupies a semi-rural location near the historic House of the Binns and on the edge of the village of Philpstoun. Set in gently rolling countryside, the house is just 2 miles away from the centre of the historic burgh of Linlithgow and about 1 mile from the M8/M9 motorway network. Edinburgh International Airport is 9 miles away. Although this traditional-style country house sits on the footprint of a smallholding, it is a new-build that combines traditional craftsmanship and skilful design with 21st century technology.

EPC Rating - Band D


The entrance porch immediately sets the tone of the property. It is bright, well-lit from the sides and above, stylish and highly functional: a deep doubled-door cupboard means that coats and shoes can be stowed away out of sight, rather than being taken through the house. The pale cream Porcelanosa floor leads through to the country-house-sized hallway with its imposing Arts and Crafts style oak staircase complete with elegant chrome-topped newel posts




The hallway connects all the rooms on the ground floor. The expansive kitchen diner leads off from the right and has a state-of-the-art kitchen, equipped with top-quality Neff appliances and black granite counters. This is a great family and entertainment space that is perfect for parties and family get-togethers as well as for private dining. As in the rest of the downstairs, underfloor heating makes the room both cosy and versatile as all the wall spaces are available.

The kitchen diner looks out over the front of the house to the driveway, and, to the rear, to the south-facing garden, which gets sun throughout the entire day. Four-panel bi-folding doors lead out to a large patio area that is perfect for all times of day and for all occasions.

This is a home that is characterised by style and good design. The sitting room is accessed from the hallway through a set of glazed bespoke double entrance doors, with gently curved vertical astragals that mirror the inlaid detailing of the solid internal doors. Externally, the room is linked via the patio to the kitchen diner. This arrangement means that all parts of this home feel connected, making it easy for people to move between spaces.

The sitting room is large and luxurious. The immediate impression is one of light and space, created by the sheer scale of the room and the numerous windows, which include a wall of bi-fold doors that open out to the patio and garden. A large woodburning stove, set in a specially crafted marble fireplace and surround, is the focal point of the room. Natural materials and artisanal detail define this room and include a beautiful walnut floor that makes a pleasing contrast to the solid oak of the other woodwork. The sitting room has wide-ranging views of the garden on all three external-facing sides, making it light and airy. The handcrafted credentials of this room are matched by its smart technology, which includes a projector. The house is extensively wired for sound and home entertainment, complete with control panels.

Going back into the hallway and to the right of it, you will find a sizeable home office, which has the potential to be used as an additional bedroom at ground level. A further living room, which overlooks the front of the property could also be used as a formal dining room; there is a cloakroom towards the front door with a WC and hand basin.

The main domestic working areas of the house run along the side of the house and directly behind the kitchen diner. They include a boiler control room, a utility area (complete with sink) and a further bathroom with a large double tray shower.

The house receives a feed-in-tariff, which reduces bills. The hearing is biomass, but gas pipework is also available. Solar panels heat the house's hot water and there are electric panels on the roof of the outbuilding, which are also feed-in-tariff.


The upstairs areas of the house are accessed via the statement open-riser oak staircase, which leads up past a large window to a galleried landing, which is lit from above by a vaulted 'cathedral window'.

The scale and ambition of the downstairs is mirrored upstairs. At each end of the landing you will find a master bedroom with a full en suite bathroom as well as plentiful wardrobe space, including a walk-in wardrobe in one of them; these rooms offer ample living space as well as bedroom space. The other two bedrooms are similarly well-appointed. A family bathroom, again with high-quality Porcelanosa fitments, is also situated up here between the master bedrooms.


The extensive outbuilding contains the biomass boiler, a workshop and a huge double garage on the ground floor and a spacious upper storey. This building is fully serviced and has its own WC; it is the size of a house itself. This building could be anything from a complete home office suite to a granny annexe, a games and hobbies annexe, a music room, a gym, or a teenager's den.

The house's south-facing garden is a further surprise. This large and completely enclosed space has extensive planting and some fine topiary, flowering trees and shrubs; there are also vegetable beds so you can grow your own produce here too. Russet beech hedging, buddleias and hawthorn hedges create a garden that is highly wildlife-friendly. Both house and garden are a tonic for the hectic world of today.


Lounge 7.75 x 7.37
Kitchen/Dining 7.36 x 4.80
Study / Bedroom 5 3.86 x 2.88
Family Room 4.39 x 3.86
WC 2.5 x 0.9
Utility 3.23 x 1.8
Boiler Control Room 2.0 x 1.8
Shower Room 2.5 x 1.03
Master Bedroom 7.34 x 4.7
En-Suite 4.29 x 1.5
Guest Bedroom 5.26 x 4.31
Dressing area 2.3 x 2.0
En-Suite 3.79 x 2.0
Bedroom 3 4.92 x 4.39
Bedroom 4 4.92 x 4.39
Bedroom 5 3.96 x 3.0
Bathroom 3.59 x 2.59