33 Union Street, Friockheim, DD11 4TD

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1 33 Union Street, Friockheim, DD11 4TD Detached Villa Lounge & Conservatory Modern Kitchen & Dining 3 Bedrooms ( Master En Suite) Bathroom Large Sectioned Detached Outbuilding (Studio/Office/Workshop) Gas Fired Central Heating & Double Glazing, EPC D Landscaped Low Maintenance Garden & Integral Garage Offers Around 169,500 (HR Value 175K)

2 This well presented and beautifully maintained detached dwelling house is situated within the popular Angus Village of Friockheim and is within walking distance of all local services and amenities. Friockheim boasts a broad cross section of amenities including shops, doctors surgery, pharmacy, public houses and primary school. A full range of service can be found in nearby Arbroath and Forfar and Dundee and most major Angus towns are within comfortable driving distance. The property offers spacious well proportioned accommodation on two floors and is in excellent ready to live in condition. Features include double glazing, gas fired central heating with recently installed combi boiler, modern dining sized quality kitchen with integral appliances, modern en suite shower room and family bathroom and three well proportioned bedrooms. In addition there is a conservatory to rear which serves as another public room and enjoys pleasant outlook over the rear garden. An added attraction is the large detached outbuilding which is sectioned into two separate rooms and has power light and plumbing. This outdoor space can be utilised according to the new owners requirements but may could be suitable as office space, studio, teenager 'suite' or treatment room. Ideal acquisition for people for those who work from home. Externally there is monoblock garden to front with low level dyke. Integral Garage has power light and internal courtesy door. The fully enclosed rear gardens have been laid out for ease of maintenance in patio, decking, pergola and mature planting borders. This property must be viewed to fully appreciate. Hallway: Lounge: Double glazed stained and leaded exterior door. Hardwood flooring. Inset downlighters. Staircase to upper floor accommodation. Useful cloak cupboard. Internal courtesy door to garage. Approx x11 5. Spacious public room having double glazed window to front. Hardwood flooring. Focal point of the room is the wooden fire surround with tiled inset and hearth and Living flame gas fire. Spot lights. Split pane bevel glass door to hallway. Kitchen/Dining: Approx. 19 8x12 5(at widest). Two clearly defined areas. Kitchen fitted with a range of modern floor, wall and drawer units with integral Hygena electric oven, gas hob and extractor hood. Neff dishwasher. Integral fridge. Stainless steel sink and drainer with mixer tap. Glass splashback. Dining area accommodates a large table and chairs. Kitchen and dining area have double glazed windows and double glazed exterior door leading to conservatory. Inset downlighters. Karndean flooring throughout. Split pane bevel glass door to hallway.

3 Conservatory: Approx. 17 2x9 10. Serves as another public room and enjoys a pleasant outlook over the garden ground to rear. Radiator. Double glazed windows to all sides and double glazed UPVC door to rear garden Master Bedroom:Approx. 8 4x12. Double bedroom with double glazed window to rear. Range of fitted wardrobes with overhead storage. En-Suite: Approx. 12 2x4 5. Modern three piece suite comprising Roca WC, wash hand basin in fitted units and shower cubicle. Extractor fan. Attractive 'Parador' panelling to dado height with border tile and then mostly tiled. Inset halogen downlighters. Wood and opaque glazed door to bedroom.

4 Upper Floor Accommodation Upper Landing: Inset downlighters. Large walk in cupboard also housing central heating boiler. Part carpeted, part hardwood flooring. Bathroom: Bedroom 2: Bedroom 3: Approx. 8 4x5 8(at widest). L-shaped room with double glazed window to rear. Modern three piece white site comprising WC, wash hand basin and bath. Shower handset mixer over bath. Attractive Parador panelling with mirror inset and display shelving. Approx. 16 2x11 2(at widest). Spacious double bedroom with double glazed window to front. Spotlights. Approx. 11 x7 8. Another well proportioned room with double glazed window to front.

5 Ground Floor First Floor Floor plan not to scale and only provided as a general guide of layout of property Outside: Garden: Garage: Large detached outbuilding with two separate doors. Room 1 measures approx. 13 2x8. Fitted with base and high level kitchen units. Plumbing for washing machine. Wash hand basin with Triton handset mixer over. Two single glazed windows to front. Wood and double glazed exterior door. This is an ideal space for working at home. Adjoining workshop/room 2 Approx x8. Base and high level storage units. Wood and double glazed exterior door. Windows to front and rear. Attic area. This outbuilding has a huge range of potential. The front garden has monoblock off-street parking leading to the garage. Monoblock brick terrace with mid level brick dyke. Paved pathway to side with gate access to the fully enclosed rear garden which has been laid out for ease of maintenance and lard landscaped. Corner decking and pergola. Sun deck and mature planting borders. Bounded by attractive stone built walls. Up and Over Door. Power & Light. Internal Courtesy Door

6 Note: Whilst we make every effort to ensure our property particulars are accurate, no guarantees are given and potential purchasers should satisfy themselves with regard to the information provided.

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