3 LESLIE STREET, BLAIRGOWRIE, PH10 6AH

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1 A SUBSTANTIAL, 4 BEDROOM DUPLEX FLAT, IN A CENTRAL TOWN LOCATION OFFERING GENEROUS ACCOMMODATION OVER TWO FLOORS. THE PROPERTY IS IN NEED OF SOME GENERAL MODERNISATION AND WOULD BE SUITABLE FOR RESIDENTIAL USE, COMMERCIAL USE OR FOR CONVERSION FOR THE BUY TO LET MARKET. LOUNGE MASTER BEDROOM WITH ENSUITE SHOWER ROOM KITCHEN, DINING ROOM BATHROOM 3 LESLIE STREET, BLAIRGOWRIE, PH10 6AH TWO DOUBLE BEDROOMS, ONE SINGLE BEDROOM OR STUDY GAS CENTRAL HEATING/DOUBLE GLAZING EPC BAND E COUNCIL TAX BAND D HOME REPORT VALUE 125,000 OFFERS OVER 99,000

2 This large and centrally located four bedroom flat, offering spacious accommodation is spread over two floors. The property is of excellent proportions and is in need of general modernisation throughout. The flexibility of this property should not be ignored as it would be suitable for residential or commercial use or for conversion for the buy to let market. The accommodation comprises Lounge, Kitchen, Dining Room or Study, Master Bedroom with Ensuite shower room, two double Bedrooms, a single Bedroom or Study and family Bathroom. Entry to this substantial flat is via the independent front door, which takes you into the entrance vestibule, with terracotta floor tiles and entry buzzer system. A fully glazed door leads you to the large open hallway with an impressive staircase, high ceilings, coving and large picture window. The generous open landing with electric cupboard provides access to the Lounge with high ceilings, coving, and two front facing picture windows. There is an electric fire with fire surround, open shelved press, deep skirting's and carpet. Next to the Lounge is the Master Bedroom with ensuite Shower room. Again this is a large room with high ceilings, an open mirrored press, deep skirtings, carpet and coving. Also on this floor is the Kitchen with lowered ceiling beams, a selection of base and wall mounted units, feature corner 4 ring gas hob, electric oven, stainless steel sink, dishwasher and washing machine. Leading off the Kitchen is the Dining room with its impressive floor to ceiling windows, pine wall paneling, pine ceiling and carpet. This is an excellent room providing a light and bright area for formal dining or sitting. The large family Bathroom with WC, WHB and bath with over bath shower completes the first floor. Off the second floor landing you will find bedrooms 2, 3 and 4. Bedroom 2 (LHS from the front) is a front facing large double bedroom with coombed ceiling, carpet and small access cupboard to the eve storage area. There are deep skirtings and a stepped dormer window area. Bedroom 3, is also front facing and sits between bedroom 2 and 4. This is a modest single bedroom or study with steep coombs, deep skirtings, Velux window and carpet. Bedroom 4 (RHS from the front) is again, a large double bedroom with coombed ceilings and a double and single built in wardrobe, deep skirtings, carpet and a stepped dormer window area. 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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8 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 5.48 X 4.79 BATHROOM 2.93 X 1.94 MASTER BEDROOM ENSUITE 4.79 X 3.54 BEDROOM 2 (LHS FROM FRONT) 4.86 X 3.24 KITCHEN 3.05 X 2.90 BEDROOM X 2.10 DINING ROOM 4.19 X 3.50 BEDROOM 3 9RHS FROM FRONT) 3.77 X 3.44 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

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