2 Powies Path, Mid Calder, West Lothian, EH53 0GA


A spacious mid-century home, secluded within a pocket of leafy, private grounds, by the banks of the River Almond, which enjoys sought-after Riparian Rights.

Extending to approximately 1.1 acres the gardens are of a size and sort rarely found with such a residential home; extending over a section of the riverbank and out to the mid-point of the River Almond.

Joanna Tinson
Sales Negotiator


Property Details & Description



Ground Floor: 

Entrance Hall, Sitting Room and Dining Room, Family Room and adjoining Kitchen/Breakfast Room, Utility Room. Four Double Bedrooms, Family Bathroom, Shower Room and Study/Bedroom 5.


An exceptional garden surrounds the house. The plot is approximately 1.1 acres and includes ample car-parking and spacious lawns bounded by mature trees, hedging and herbaceous borders. The property also extends out across the riverbank to the mid-point of the River Almond and benefits from Riparian Rights. Attached garage.



Powies Path is situated on the edge of the West Lothian conservation village of Mid Calder. The village is extremely well located for road access to both Edinburgh and Glasgow whilst Edinburgh Airport is only 9 miles (15 km) away. There are railway stations at Uphall, Livingston South and Kirknewton with regular services to both Edinburgh and Glasgow.


Mid Calder has a range of local services including a primary school, restaurants, public houses, Post Office, solicitors and takeaways. The Almondvale Shopping Centre at Livingston provides a range of stores including a Designer Outlet Complex. The Gyle Shopping Centre and Hermiston Gait Retail Park offer a further range of supermarkets and High Street shops.


There is an abundance of leisure opportunities and outdoor pursuits in the area. There is a number of Golf Courses in the area including the Championship Golf Course at Dalmahoy Golf Club, which also has a Leisure Club. Almondell & Calderwood Country Park and the River Almond are within a short walk of the property and the nearby Pentland Hills offer more challenging walking and trekking. Jupiter Artland is also nearby.


General Description 

Of individual, mid-century design, ‘Ulluva’ at 2 Powies Path offers handsomely proportioned, modern living accommodation, over a single level. Commanding a central, elevated position within the garden, the house is afforded a genuine sense of seclusion and, internally, the principal reception space has been orientated to allow for indulgence in the charming outlook over the lawn garden. The accommodation lends itself well to relaxed and sociable contemporary living, with an interconnecting kitchen/breakfast room and family room, and also provides excellent space for entertaining larger parties, when occasion demands, by way of an open-plan sitting and dining room with direct access onto a sweeping patio terrace to the front of the house.

The property is one in an enclave of four homes situated along Powies Path; a shared private road which flanks the North bank of the River Almond as it meanders eastward from Mid Calder’s ‘North Bridge’. Elevated above the Almond, beyond its grassy riverbank, the historic lane is a charming approach and the surrounding woodland dell provides a wonderful setting for the house.

The grounds at the house are of a size and sort rarely found with such a residential home and extend over a section of the riverbank, out to the mid-point of the River Almond. From Powies Path, a private driveway rises towards the house itself, which is shrouded from the lane by its own garden. To one side of the house, the driveway extends to provide ample room for car-parking and there is access to the large garage. 

The garden at 2 Powies Path surrounds the house, providing good screening, and has been landscaped and planted with enthusiasm over the years. To the front, there is a sweeping lawn garden, which stretches to the Southeast from a raised patio terrace margining the façade of the house. The terrace itself is a sheltered sun-trap which is finished with neat block paving and is ideal for alfresco entertaining, against the backdrop of the leafy, riverside setting. The rear garden provides a second generous lawn area and houses a greenhouse. Statuesque conifers, specimen trees, tall hedging and natural stone walling combine to imbue the grounds with a charming sense of maturity, while burgeoning herbaceous borders, featuring a combination of ornamental shrubs, rhododendrons, perennial bulbs and heathers, to name but a few, afford year-round interest and colour.

The house itself has been finished to align with traditional Scottish vernacular; its attractive façade finished with white harling and natural stone detailing and set beneath a pitched pan-tiled roof. From the driveway, paving leads up to the main door into the house, which is sheltered by an impressive porch. Beyond the threshold, there is an entrance hall which has a feature wall, finished with natural stone, and a cloaks cupboard and is flooded with natural light from a Velux window in the ceiling. It also has a door into the study or fifth bedroom and provides access into the floored loft, via a ceiling hatch.

From the hall, a glass door, flanked by a glass panel, leads into the central family room which, interconnecting the principal reception rooms and the kitchen/breakfast room, is an inherently social space and offers ample room for lounge furniture. Impressive floor-to-ceiling windows span the wall at one end of the room, providing a private outlook over the side garden and casting a wealth of light across the lounge, while another wall is finished with natural stone.

The neighbouring sitting room is open-plan to the dining room and acts as a more formal reception space, with a working fireplace, set within a natural stone surround, and parquet flooring. Both rooms are governed by impressive floor-to-ceiling windows to the South East, which frame splendid views over the lawn garden and are ideal for entertaining, with a glass door inviting out from the sitting room onto the spacious patio terrace.

Off the family room, there is a kitchen and breakfast room, which has been fitted with a generous array of modern wall and floor units integrated with a comprehensive range of appliances, including a Servis fridge, freezer and dishwasher, a Kenwood microwave (TBC) and a Flavel double oven with four ring hob set beneath a Zanussi extractor fan. The kitchen also incorporates a large breakfast bar, which is ideal for sociable, day-to-day dining.

A sliding glass door leads into the neighbouring triple-aspect utility room and allows a through-flow of natural light into the room. The utility room itself is large and well-equipped for the rigmarole of family living, with an exterior door to the garden, a tiled floor, fitted units, a worksurface, a sink, an Indesit washing machine and a White Knight tumble dryer, as well as a traditional clothes drying pulley.

The remainder of the accommodation is accessed via a hallway leading off the family room. There are four bright and comfortable double bedrooms, of which two are particularly spacious and are appointed with fitted wardrobes and bed side cabinets. The bedrooms share a family bathroom, which has been neatly finished with wall and floor tiling and features a bath, with a shower above, a WC and a wash hand basin set within a fitted vanity unity, which offers plentiful storage. A shower room completes the accommodation and is appointed with wall and floor tiling, a generous in-built cubicle, a WC and a wash hand basin.

2 Powie's Path, Livingston - Floorplans.

General Remarks & Information 


Viewing is strictly by appointment with the selling agents Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: 0131 220 4160.

Satellite Navigation

For the benefit of those with satellite navigation the property’s postcode is EH53 0GA.

Fixtures and Fittings

Only items specifically mentioned in the particulars of sale are included in the sale price.


Entry & Possession

Entry and vacant possession will be by mutual agreement and arrangement.

Special Note

From the main road, the property shares access over Powies Path, as it leads up to its Western boundary. The property has ownership over the stretch of Powies Path within its boundary, with a vehicular right of access granted to the neighbouring properties.

The property falls with the Mid Calder Conservation Area.


Mains water, electricity and drainage.

Oil-fired central heating and hot water system. Grant Boiler housed in garage, installed in 2020.

Local Authority

West Lothian Council, West Lothian Civic Centre, Howden South Road, Livingston, West Lothian, EH54 6FF. Tel: 01506 280 000.


Council Tax

Band E

EPC Rating

Band D


Peterkin & Kidd

1 Market Street, Mid Calder, Livingston, EH53 0AP

Tel: 01506 880 548

Home Report

A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of £20 to cover reproduction and administrative costs.


Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 11 Wemyss Place, Edinburgh, EH3 6DH.

Servitude Rights, Burdens & Wayleaves

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.

Particulars and Plans

These particulars and plan are believed to be correct, but they are in no way guaranteed.  Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.

Websites and Social Media

This property and other properties offered by Rettie & Co can be viewed on our website at www.rettie.co.uk as well as our affiliated websites at www.rightmove.co.uk, www.onthemarket.com and www.thelondonoffice.co.uk.

In addition, our social media platforms are facebook.com, RettieTownandCountry, twitter.com, RettieandCo, Instagram and LinkedIn.

Proof and Source of Funds/Anti Money Laundering

Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction.

All individuals involved in the transaction are required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.



1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, 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 he has not entered into contact in reliance on the said statements, that he has satisfied himself 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.


Important Notice

Rettie & Co, 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. Any areas, measurements or distances are approximate.  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 misstatement 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. 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.