ASHBURN HOUSE, JAMES STREET, BLAIRGOWRIE, PH10 6EZ

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1 ASHBURN HOUSE, JAMES STREET, BLAIRGOWRIE, PH10 6EZ A DETACHED, INDIVIDUALLY DESIGNED QUALITY 4 BEDROOM VILLA WITH SPACIOUS ACCOMMODATION OVER TWO FLOORS. THE PROPERTY ENJOYS A SOUTHERLY ASPECT AND IS CENTRALLY LOCATED IN BLAIRGOWRIE WITHIN WALKING DISTANCE OF THE TOWN CENTRE. VESTIBULE/HALLWAY LOUNGE 2 FUTHER DOUBLE BEDROOMS STUDY AREA KITCHEN/DINING ROOM/ FAMILY AREA FAMILY ROOM OR BEDROOM 5 UTILITY ROOM SHOWER ROOM MASTER BEDROOM ENSUITE FAMILY BATHROOM DOUBLE GARAGE/GARDEN EPC BAND C AND COUNCIL TAX BAND F GUEST BEDROOM ENSUITE HOME REPORT VALUE 340,000 OFFERS OVER 340,000

2 Ashburn House is a spacious 4 bedroom detached and recently extended individually designed Villa, offering spacious accommodation over two floors. The property is centrally located in Blairgowrie, and close to the towns amenities. Built in 2011, with a 10 year NHBC guarantee, the house has a pitched tile roof, stone quoins, sills and lintels. The spacious interior offers comfortable and stylish well laid out accommodation and is finished to an exceptionally high standard. There are hardwood double glazed windows, solid wood and glazed internal doors, and an oak staircase. The property enters by a solid wooden door with glazed side panel taking you into the Entrance Vestibule with cloak rail, alarm controls, radiator and carpet. Entry into the Hallway, with its impressive oak staircase is via a half glazed 9 pane door with glazed side panel. The large Lounge is a bright and spacious room with bay window to the front and additional south facing window to the rear. There is a feature pedestal wood burning stove with stainless steel chimney and slate hearth, coving, carpet, radiator and dimmer switches. Double doors open into the Kitchen/Dining and Family Room. The Family Room sits off the dining area and is a bright room surrounded by large windows with excellent views of the town and nearby hills. There is an atrium style roof with 2 large Velux roof windows providing an abundance of light and a side door leading to the outside garden and patio area. The modern Kitchen provides an excellent range of both base and wall mounted units. There is a recently installed standalone electric AGA with 6 ring ceramic hob and an AGA extractor fan with red feature tiling. A standalone fridge freezer, deep ceramic 1½ sink with mixer tap, dishwasher, rear facing window and vertical radiator complete the kitchen area. The Dining Area is spacious with plenty of room for a large dining table and chairs. The large Utility Room is fitted with storage units and is plumbed for an automatic washing machine. There is a walk-in cupboard which houses the large water tank, and provides excellent storage facilities. There are two doors one taking you into the well finished Double Garage with two remote controlled doors, power and light, and houses the tumble drier. The other door taking you to the garden and bin storage area. The downstairs Cloakroom has been recently upgraded to incorporate a mains fed shower with large walk-in glass shower cabinet, WC, WHB, radiator, Multipanel flooring and extractor. An impressive oak staircase leads to the first floor accommodation and splits at the half landing. The upper landing gives access to the bedrooms and has a fitted shelved airing cupboard, and access to the roof space. Situated off the half landing is a galleried area with Velux window providing a light and bright pleasant reading/ study space, and leads to the large Family Room or Bedroom 5 with dual aspect windows and coombed ceilings. The Master Bedroom Ensuite is a generously proportioned double bedroom with southerly views over the town. This room is fitted with a range of mirror fronted wardrobes, wooden flooring, radiator and coombed ceilings. The Ensuite has a large fitted double mirror fronted wardrobe, WC, WHB and walk in shower with feature red Wetwall, mains fed shower and chrome ladder towel rail. Guest Bedroom 4 with Ensuite is a good sized double room, with a large window to the front of the property and has a fitted wardrobe, fitted carpet, coombed ceilings and radiator. The Ensuite is fitted with WC, WHB and shower with mains fed shower. Bedroom 2 is a bright double bedroom with views to the rear. There is a fitted wardrobe, fitted carpet, coombed ceilings and radiator. Double bedroom 3 enjoys southerly views and has a built in wardrobe, fitted carpet, coombed ceilings and radiator. The family bathroom is a bright room with WC, WHB, bath with Wetwall and over bath mains fed shower, with glass shower screen. There is a glass fronted medicine cabinet, chrome ladder towel rail and window. The entrance and pavioured driveway to the front of the property provides ample off street parking and is surrounded by a low level wall with wrought iron railings. There is paving laid around the house. The south facing secluded garden and patio area is laid in gravel for ease of maintenance and is surrounded by fencing with a trellis top. The country town of Blairgowrie is conveniently situated within approximately 30 minutes by car of both the cities of Perth and Dundee with their onward rail and motorway connections. Amenities in the town include shops, supermarkets, senior and primary schools, recreation centre with swimming pool, cottage hospital, health centres, dental surgery and library. There are thriving sports clubs, cultural organisations and several golf courses locally. The beautiful Perthshire countryside is virtually on the doorstep with a wide variety of walks around Blairgowrie and more adventurous routes available in Strathardle, Glenshee and Glenisla, approximately 30 minutes by car.

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11 FLOOR PLAN Whilst every attempt has been made to ensure the accuracy of the floor plan contained here, measurements of doors, windows, rooms and any other items are approximate and no responsibility is taken for any error, omission, or mis-statement. This plan is for illustrative purposes only and should be used as such by any prospective purchaser. The services, systems and appliances shown have not been tested and no guarantee as to their operability or efficiency can be given. Made with ROOM DIMENSIONS (in meters) (in meters) LOUNGE (EXCLUDING BAY WINDOW) 6.57 X 3.87 MASTER BEDROOM 4.00 X 3.50 KITCHEN/DINING AREA 6.51 X 3.47 GUEST BEDROOM 3.61 X 2.68 FAMILY AREA WITH ATRIUM 3.55 X 3.20 BEDROOM X 2.88 OFFICE.STUDY AREA 3.57 X 1.60 BEDROOM X 2.90 FAMILY ROOM / BEDROOM X 3.57 FAMILY BATHROOM 2.56 X 1.86 MILLER GERRARD Solicitors and Estate Agents The Studio, 13 High Street, Blairgowrie, PH10 6ET Tel: Fax: Please note - if any domestic appliances are included in the price, they must be accepted as seen, with no guarantee as to their condition. It is strongly recommended that any interested party should read the Home Report on the property. Any matters concerning the property mentioned in the Home Report should be considered to have been disclosed by these particulars of sale. TO VIEW Please contact Miller Gerrard Solicitors Alternatively, when our office is closed, please contact the staff at PSPC (Perth Solicitors Property Centre) who will be happy to arrange viewings. Telephone (01738) THE ABOVE PARTICULARS, WHILE BELIEVED TO BE TRUE, ARE NOT GUARANTEED AND WILL NOT BE HELD TO FORM PART OF ANY CONTRACT OF SALE