Modern and well presented country house at the foot of the Angus Glens. little balloch, by kirriemuir, angus, dd8 5ey

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1 Modern and well presented country house at the foot of the Angus Glens little balloch, by kirriemuir, angus, dd8 5ey

2 Modern and well presented country house at the foot of the Angus Glens little balloch, by kirriemuir, angus, dd8 5ey Porch u hallway u sitting room u garden room/sun room u dining room u breakfasting kitchen u utility room u WC master bedroom with en suite u 3 further bedrooms (2 en suite) Attached garage u enclosed gardens About 0.23 acres EPC rating = E Kirriemuir 3 miles, Forfar 10 miles, Blairgowrie 18 miles, Dundee 22 miles, Perth 27 miles, Aberdeen 59 miles Viewing Strictly by appointment with Savills Directions If coming from the north on the A90 (Aberdeen to Dundee dual carriageway) turn off at the Kirriemuir junction (A926) on the Forfar bypass and proceed to Kirriemuir. On arriving in Kirriemuir turn left signposted Alyth and Blairgowrie (A926) and the Glens (B955). Continue straight over the crossroads, following signs for Cortachy and the Glens (B955), and after 1 mile bear left, continuing on the B955, and then take the turning on the left, after 0.1 miles signposted Pearsie and Lednathie. After 2.4 miles, at the right hand corner, bear left signposted Kingoldrum and Balintore. Continue for a further 0.9 miles and then turn left signposted Kingoldrum and Glenisla and the turning into Little Balloch will be seen on the left. Alternatively if coming from Dundee and the south on the A90 take the A928 turning for Kirriemuir. Proceed through Glamis and onto Kirriemuir. In Kirriemuir turn left signposted Alyth and Blairgowrie (A926) and the Glens (B955) and proceed as above. Situation Little Balloch is located in an idyllic rural location but is not remote and is only some 3 miles north west of the small town of Kirriemuir, birthplace of J M Barrie, at the foot of the beautiful Angus Glens. To the south is the fertile farmland of Strathmore. Glen Prosen, Glen Clova and Glen Isla are the closest of the Angus Glens and they offer some of the finest hill walking in Eastern Scotland. Skiing is available within about 22 miles at Glenshee. First class salmon fishing is available on nearby rivers Isla, Tay and North and South Esks with trout fishing in several local lochs. In addition to golf courses at Kirriemuir and Forfar, there are three courses at Alyth and championship courses at Carnoustie and Rosemount (Blairgowrie). Kirriemuir which is well known as the birthplace of J M Barrie, author of Peter Pan, has a good range of independent shops, services and a supermarket. Kirriemuir also offers nursery, primary and secondary schooling at Websters High School. For private schooling, there is a bus from Kirriemuir to Dundee High School. The house is also well placed for access to Dundee, Perth and Aberdeen being only about 8 miles from the A90 at Forfar. There are mainline train stations at Perth and Dundee; the latter also has a small airport with direct flights to London Stansted. Attractions in the area include Barrie s birthplace (National Trust for Scotland) at Kirriemuir, Glamis Castle and Loch of Kinnordy Nature Reserve.

3 Description Little Balloch is a most attractive modern country house which was built in It was extended and altered in 2007/08, and is now a most comfortable and well presented house. It occupies a lovely position with view to the wooded Cluniehill in front and extensive views to the west over Strathmore. The recent works considerably extended the house. The sun room and sitting room were added, as was the master bedroom and the main bedroom downstairs, together with the porch. A bay window was also fitted in the kitchen. Much of the house was rewired and re-plumbed, a new condensing boiler was fitted and the kitchen, bathroom and en suites were refurbished. The house was also re-harled, and windows and doors replaced, so that the whole property was in keeping. While modern, Little Balloch has very much a period feel to it, with leaded windows, together with oak doors and skirtings. The sun room or garden room was set forward from the main part of the house, so as to be a sun trap throughout the day, and to make the most of the lovely views. Decking was added together with landscaping in the garden. It is a house that is well laid out for both modern family living and for entertaining. Both the sun room and dining room are accessed off the sitting room, and link out to the decking. As well as two upstairs bedrooms there is another en suite bedroom downstairs, together with a smaller bedroom or study. It is fully double glazed. A wooden gate opens onto a gravelled parking and turning area, adjacent to the house, with a further parking area beyond. A glazed entrance door with side lights opens to the porch, which has a slate floor and leaded double glazed doors to the hallway. Here a staircase leads up to the first floor. Off the hallway is the sitting room. This is a triple aspect room with a large open stone fireplace with a wooden mantel and housing a wood burning stove. Double doors open through to the garden or sun room. This has glorious views across to the Cluniehill and to the east down over Strathmore. Double opening doors link to outside decking, which creates a lovely entertaining and family seating area. The garden room has four wall lights, window blinds and oak flooring. Also off the sitting room is the dining room. This too has leaded glazed doors to the decking and

4 also links through to the kitchen. The fully fitted and well appointed breakfasting kitchen has wooden wall and floor units with wooden worktops, tiled splashbacks, soft closing drawers and cupboards with fitted Bosch dishwasher, sink and fitted Bosch fridge. A central island unit has a granite worktop, Bosch four ring induction hob with extractor hood and a Bosch dishwasher, sink and fitted Bosch double oven/ grill. The breakfast area has lovely views. There is a tiled floor, back door to the garden, a walk in understair cupboard, wall mounted LG television, together with doors to the hallway and to the utility room. This has wooden units with tiled splashbacks, sink, plumbing for a washing machine and dryer, tiled floor and space for an upright freezer. Also off the hallway is a partially tiled WC with washbasin. Bedroom 1 has previously been used as a study. Bedroom 2 has downlighters, fitted hanging cupboards, together with bedside tables and a partially tiled en suite shower room with tiled shower cubicle, washbasin, WC and a cupboard. The staircase leads up to a landing with a study area with fitted desk. Bedroom 3 has a built in hanging cupboard and a cupboard housing the hot water tank and a tiled en suite shower room with shower cubicle, washbasin and WC. The master bedroom has fitted wardrobes, dressing table and drawer units and a door to the bathroom. This also interconnects with the landing and is partially tiled with a bath with tiled surround, washbasin, shower cubicle and WC. Outside the attached garage has an up and over door and a concrete floor. The enclosed garden has lawns and flower borders. A hedge to the east provides shelter and privacy. At the back of the house is a wooden garden shed, propane gas tank and an enclosed vegetable border. General Remarks Outgoings Angus Council tax band E. Energy Performance Certificate EPC Rating = E. Solicitors Shiells, 31a St David Street, Brechin, Angus, DD9 6EJ. Services Mains water, electricity, LPG gas central heating, electric underfloor heating in the sun room, private drainage. Fixtures and Fittings Fitted carpets, curtains and light fittings are included except for the curtains in the sitting room, master bedroom, and hallway which are excluded, as are the hanging lights in the sitting room and master bedroom. Servitude Rights, Burdens and Wayleaves The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves, including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes, whether contained in the Title Deeds or informally constituted and whether referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied himself as to the nature of all such servitude rights and others. Possession Vacant possession and entry will be given on completion. Offers Offers must be submitted in Scottish Legal Form to the Selling Agents. A closing date for offers may be fixed, and prospective purchasers are advised to register their interest with the Selling Agents following inspection. Purchase Price A deposit of 10% of the purchase price may be required. It will be paid within 7 days of the conclusion of missives. The deposit will be nonreturnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the seller or his agents.

5 floorplans Gross internal area (approx): sq.m (2517 sq.ft) (Including Garage) For Identification Only. Not To Scale. SquareFoot Shower Bedroom x '7'' x 5'9'' Utility 2.04 x '8'' x 6'7'' WC Kitchen 6.19 x '4'' x 13'11'' Bedroom x '2'' x 13'4'' Garage 5.37 x '7'' x 9'5'' Bedroom x '11'' x 9' Hallway Ensuite Shower Porch Dining 4.57 x ' x 13'11'' Bathroom Landing Sitting 6.60 x '8'' x 15'2'' Master Bedroom 5.32 x '5'' x 15'2'' Ground Floor Garden 4.32 x '2'' x 13'11'' First Floor Little Balloch 235.0m West Balloch This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. ( ). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. ( ). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. Savills Brechin 12 Clerk Street, Brechin, Angus DD9 6AE brechin@savills.com savills.co.uk Important Notice Savills, their clients and any joint agents give notice that: 1: They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2: Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Our Ref: DRO160516

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