Extensively refurbished by the present owner - a conservation architect - to form a delightful family home and more, this Georgian farmhouse includes a few unusual extras such as a restored cantilever barn fully equipped for IT users, a playbarn, and a studio and workshop.

Situated close to the village of Stenton in East Lothian, 24 miles south-east of Edinburgh, in a secluded and picturesque setting at the foot of the Lammermuirs, the farmhouse has a large enclosed front garden planted with a variety of fruit trees.

To the rear is an expansive lawn and an organic vegetable garden and, to the east, a paved courtyard with wood stores. Adjoining the house is a fenced paddock of 4.4 acres, plus a separate western paddock with stone dikes on three sides, extending to 1.7 acres.

With sanded floors throughout - apart from the grey flagstone floor in the hall and stone stair to the first floor - the farmhouse has a rustic charm totally in keeping with its character. On the ground floor is a large sitting room with an open fire, pine mantle and ornate brass inset; a south-facing dining room with a stone fireplace; and a large country-style dining kitchen dominated by an oil-fired Esse range.

The kitchen has solid maple base and wall units incorporating a double Belfast sink, plus a walk-in larder and door to the garden. Off an L-shaped inner hallway is a WC, boiler room, and a laundry room with solid maple worksurfaces and cupboards.

On the upper floor are five bedrooms - all bar one with original fireplaces - separate WC and a bathroom with a cast-iron bath and separate shower room. The large, south-facing master bedroom also has double fitted wardrobes with pine-panelled doors. The first floor hall gives access to an insulated and partly floored attic.

Offering superb potential for conversion or further development, part of a former steading is incorporated in the sale. This includes a completely refurbished cantilever barn which forms five separate offices, all fitted to a high standard, with telephone and computer facilities, storeroom, toilets (ladies, gents and disabled), and kitchen area.

Also included in the sale is a large studio and a workshop, a 45ft playbarn, and a stable block - last used by up to eight farm Clydesdales - which could be renovated subject to planning.

The entire property, excluding the western paddock and playbarn, is for sale at offers over #495,000; lot two, comprising the western paddock, at offers over #15,000; lot three, the farmhouse, studio and workshop, eastern paddock and half of the farmhouse gardens, at offers over #300,000; lot four, the cantilever barn, the remaining half of the farmhouse front garden, car parking area and the stable, at offers over #175,000; and lot five, the playbarn, at offers over #20,000.

For details, contact Blair Cadell on 0131 337 1800.