17 QUEENS GARDENS ST ANDREWS KY16 9TA

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1 17 QUEENS GARDENS ST ANDREWS KY16 9TA

2 17 QUEENS GARDENS, ST ANDREWS, KY16 9TA OFFERS OVER 530,000 Beautifully presented and spacious flat Superb central location HMO Licence for 4 persons Large and bright lounge Dining area and fully fitted modern kitchen Double bedroom with en-suite Two further double bedrooms Two bathrooms Gas fired central heating, Private garden This beautiful and spacious apartment enjoys a wonderful location in the heart of St Andrews within a short walk of almost all amenities including university, golf courses, beaches, shops, restaurants etc. The property has been completely renovated and refurbished in recent years and is offered for sale in truly immaculate decorative order. It benefits from gas fired central heating and retains many fine original features including fireplace, plaster cornice work, window shutters etc. The propertys main door opens through a shared vestibule to the front door of number 17 which opens into the hall giving access to all accommodation. The lounge is positioned to the rear of the property where there is a feature fireplace and a useful press cupboard for storage. It is open plan to the diner which in turn leads to the kitchen. The kitchen is beautifully fitted with modern units and integrated oven and hob. The freestanding washing machine, dishwasher, tumble dryer and fridge freezer will also be included in the sale. There are large windows that look out to the garden, and to the side a back door opens to give access to the garden. The master bedroom is a particular feature of this property, positioned to the front, with a large window with shutters, feature fireplace and triple wardrobe. It is a particularly spacious room benefitting from its own en-suite shower room. This is well fitted with a shower cubicle, sink and w.c and is fully tiled. The second double bedroom has doors that open to the garden with fitted shutters. Also at this level is the first bathroom which is well fitted with a three piece white suite comprising bath with over bath dual head waterfall shower, w.c and sink, and finished with wet walls to the bath area and tiles to the floor. From the hall a door opens to the stairway leading to the basement where the third bedroom and a further bathroom are found. The bedroom is a spacious double room, brightly decorated, and the bathroom is fitted with bath, w.c and sink with a tiled floor and splash backs. The garden to the rear of the property is totally enclosed by walls making it private and secure. There is an area of patio close to the building, with the remainder laid out in lawn, bordered with shrubs and bushes. There is a large external store suitable for garden furniture, tools etc. The property has excellent rental potential having a HMO licence for 4 persons and can achieve well in excess of 2,000 per calendar month. It also achieves in excess of 1,250 per week during the holiday season. During the last British Open it was rented for 4,500 for the week of the tournament and so this property would be an excellent rental opportunity. It is in truly walk-in condition and properties of this quality in this location are seldom seen on the market. An early viewing is recommended.

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4 ROOM SIZES Lounge Dining Area Kitchen Master Bedroom En-Suite Bedroom 2 Bathroom Bedroom 3 Bathroom m x 4.29m (11'8" x 14'1") 2.55m x 2.54m (8'4" x 8'4") 3.47m x 2.81m (11'5" x 9'3") 4.95m x 4.58m (16'3" x 15'0") 1.92m x 1.43m (6'4" x 4'8") 3.48m x 3.10m (11'5" x 10'2") 1.99m x 2.30m (6'6" x 7'7") 4.14m x 3.04m (13'7" x 10'0") 2.15m x 2.04m (7'1" x 6'8")

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6 INCLUDED All carpets and floor coverings Curtains and blinds Integrated oven and hob Freestanding white goods Furniture available by separate negotiation SERVICES Gas Water Electricity Drainage VIEWING By Appointment Through Our St Andrews Office Telephone COUNCIL TAX BAND F EPC RATING C FLOOR AREA 124sq m

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8 We are pleased to offer a FREE VALUATION AND QUOTATION without any obligation. Contact our Property Department at any of our offices. 67 Crossgate, Cupar, Fife KY15 5AS Tel: Fax: cupar@rollos.co.uk 36 Cupar Road, Auchtermuchty, Fife KY14 7DD Tel: Fax: auchtermuchty@rollos.co.uk 6 Bell Street, St Andrews, Fife KY16 9UX Tel: Fax: standrews@rollos.co.uk North House, North Street, Glenrothes, Fife KY7 5NA Tel: Fax: glenrothes@rollos.co.uk Web site: 24 hour answering service at all our offices Prospective purchasers/tenants should note that unless their interest in the property is intimated to the subscribers following inspection, the subscribers cannot guarantee that notice of a closing date will be advised and consequently the property may be sold/let without notice. The subscribers are not bound to accept the highest/any offer. You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from our website. Rollos is a trading name of Rollos Law LLP, registered No: SO304168, Registered Office: 67 Crossgate, Cupar, Fife KY15 5AS