MILLER GERRARD SOLICITORS AND ESTATE AGENTS

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Amy Carroll
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MILLER GERRARD SOLICITORS AND ESTATE AGENTS THE ROUNDEL KINLOCH

Detached 5 bedroom steading conversion with beautiful views over Marlee

bedrooms, bathroom 1, stairs to master bedroom ensuite, 2 more double

Home Report Available Miller Gerrard The Studio, 13 High Street,

1 MILLER GERRARD SOLICITORS AND ESTATE AGENTS THE ROUNDEL KINLOCH BLAIRGOWRIE PH10 6SD OFFERS OVER 400,000 (Home Report Valuation 450,000) Detached 5 bedroom steading conversion with beautiful views over Marlee Loch. Lounge, family room, kitchen/dining room, utility, toilet, 2 double bedrooms, bathroom 1, stairs to master bedroom ensuite, 2 more double bedrooms, bathroom 2, oil ch, dg, parking, courtyard and garden. Home Report Available Miller Gerrard The Studio, 13 High Street, Blairgowrie, PH10 6ET Tel: Fax: property@millergerrard.co.uk PSPC

This unique family home, created from former farm steading buildings and incorporating the roundel feature as a very large kitchen/dining/family living space, is situated 5 minutes by car from

2 This unique family home, created from former farm steading buildings and incorporating the roundel feature as a very large kitchen/dining/family living space, is situated 5 minutes by car from Blairgowrie and approximately 20 minutes from Dunkeld. There are wonderful views over Marlee Loch and towards farmland and hills to the west. The high quality accommodation, converted 6 years ago, comprises on the ground floor large reception hall, large lounge with windows with views towards Dunkeld on one side and French doors opening to secluded inner courtyard on the other, family/sitting room opening out also to inner courtyard, large kitchen, dining room with views of hills behind the house, utility, toilet, corridor with two double bedrooms and bathroom. An open plan staircase leads from the hall to a spacious upper hall with gallery overlooking hall below. There is a large master double bedroom ensuite with astounding views over Marlee Loch, and a further bedroom corridor with two double bedrooms and family bathroom. The property is heated by oil (underfloor heating on the ground floor and radiators on the upper floor) and is fully double glazed. Outside there is a parking area in gravel, lawn to the front, secluded paved and walled courtyard with water feature, and easily maintained garden to the rear in lawn, rockery and raised flower beds. The property is situated beside a small number of other dwellings in the heart of Perthshire. Local amenities are available in Blairgowrie, the nearest country town, and include shops, supermarkets, senior and primary schools, recreation centre with pool, cottage hospital, health centres, dental surgery and library. There are thriving sports clubs and cultural organizations locally, including several golf courses (the championship Rosemount course is 10 minutes by car). The beautiful Perthshire countryside offers walking in the hills directly from the property itself and in the surrounding areas of Dunkeld in one direction and Strathardle, Glenshee and Glenisla in the other. The property enters by a solid oak front door to the large RECEPTION HALL Two storeys high with pendant lighting from upper floor. Window to the front with views towards Dunkeld. Deep window shelf. Sunken spotlights. Handsome stone effect tiled flooring heated below. Walk in cloak cupboard with shelving leading to toilet with wash hand basin. Dome light.

Small utility off hall. Floor standing and wall mounted units. Stainless steel sink. Plumbed for washing machine and vented for tumble dryer. Space for freezer.

LOUNGE 30 ft x 15 ft 1 Magnificent room lit by windows to the west (one with Roman blind) with views over Marlee loch and countryside.

3 Small utility off hall. Floor standing and wall mounted units. Stainless steel sink. Plumbed for washing machine and vented for tumble dryer. Space for freezer. Louvre fronted cupboard containing fuse boxes, meters, and underfloor heating connections. Four track spotlight fitting. LOUNGE 30 ft x 15 ft 1 Magnificent room lit by windows to the west (one with Roman blind) with views over Marlee loch and countryside. The opposite wall includes arched windows and French doors to the secluded courtyard. Large fireplace feature with substantial sandstone blocks with high level timber lintel and wood burning stove. Stone hearth. Sunken spotlights. Wooden curtain poles. Wall lights. Shelving for stereo system. Oak flooring. KITCHEN/DINING ROOM 28 ft 5 x 28 ft 3 widest Access is by two steps up from main hall. Circular living space retaining original restored cross beam feature. Fully restored roof in faithfully executed style. Well lit by 4 windows. Half glazed door and screen to rear parking area and garden. Open views towards hills and countryside. Stone effect floor tiling. Generous range of floor standing and wall mounted fitted units with blockboard work surfaces. Belfast style sink with mixer tap. Double built-in electric oven and induction hob with stainless steel extractor canopy above. Built in dishwasher and refrigerator. Central island breakfast bar with storage below. Plenty space for large dining table. Lighting by 8 spotlight track unit curving round work area, otherwise lit by pendant lights. Additional circular 14 spotlight track unit around beam above island breakfast bar. Roman blinds. Deep window shelves. Half glazed door with full height side panels to garden and parking area.

SITTING/FAMILY ROOM 13 ft 7 x 9 ft 6 Enters by door from main hall.

Storage cupboard. Sunken spotlights. Alcove with wall light. Rear door with wooden curtain pole.

DOUBLE BEDROOM 4 13 ft 6 x 11 ft 6 Window overlooking garden and parking area with views of hills

4 SITTING/FAMILY ROOM 13 ft 7 x 9 ft 6 Enters by door from main hall. French doors with matching windows on either side open to courtyard. Tiled flooring. Storage cupboard. Sunken spotlights. Alcove with wall light. Rear door with wooden curtain pole. Bedroom corridor. DOUBLE BEDROOM 4 13 ft 6 x 11 ft 6 Window overlooking garden and parking area with views of hills behind house. Metal curtain pole. Matching light unit. Laminate flooring. DOUBLE BEDROOM 5 11 ft 8 x 10 ft 5 Window overlooking garden and parking area with views of hills beyond. Metal curtain pole. Laminate flooring.

BATHROOM 2 Modern white units. Fully tiled round bath with shower, rail and curtain. Fitted mirror with shaver point and light. Dome light. Floor tiles.

French doors to narrow verandah with views to the west. Sunken spotlights. Airing cupboard housing Worcester Bosch oil boiler and hot water tank.

Lit to the east with spectacular views over Marlee loch and countryside beyond and to the south. Two double built-in wardrobes. Metal curtain poles. Sunken spotlights.

5 BATHROOM 2 Modern white units. Fully tiled round bath with shower, rail and curtain. Fitted mirror with shaver point and light. Dome light. Floor tiles. Staircase with open plan pitch pine steps lead to generously proportioned and galleried upper hall, part currently used as office accommodation. French doors to narrow verandah with views to the west. Sunken spotlights. Airing cupboard housing Worcester Bosch oil boiler and hot water tank. Built-in 4 sliding door cupboard unit. Hatch to attic. MASTER BEDROOM 29 ft 3 x 15 ft 1 Large room with french windows and narrow verandah to the west. Lit to the east with spectacular views over Marlee loch and countryside beyond and to the south. Two double built-in wardrobes. Metal curtain poles. Sunken spotlights. Laminate flooring. ENSUITE Bath and Shower Room. Fully tiled round bath. Side taps. Tiled splashback behind wash hand basin. Separate shower cabinet with adjacent shelving. Dome light. Ladder towel radiator. Tiled flooring. Window with deep shelf.

FAMILY BATHROOM Tiled round bath. Shower attachment at bath with shower rail and curtain.

DOUBLE BEDROOM 2 13 ft x 9 ft 1 French doors to narrow verandah.

Four track spotlight fitting. Laminate flooring.

6 FAMILY BATHROOM Tiled round bath. Shower attachment at bath with shower rail and curtain. Ladder towel radiator. Dome light. Mirror. Tiled flooring. DOUBLE BEDROOM 2 13 ft x 9 ft 1 French doors to narrow verandah. Views to hills behind house. Double builtin wardrobe. Dormer. Metal curtain pole. Four track spotlight fitting. Laminate flooring. DOUBLE BEDROOM 3 15 ft 1 x 11 ft 5 French windows and narrow verandah. Views to hills behind house. Double builtin wardrobe. Dormer. Four track spotlight fitting. Metal curtain pole. Laminate flooring.

Oil central heating. Ground floor with underfloor heating. Double glazing. Intruder alarm system.

PARKING Driveway parking in gravel beside roundel. COURTYARD Peaceful area secluded by high masonry walls.

Access by French windows from lounge and family room. GARDEN Easily maintained garden.

7 Oil central heating. Ground floor with underfloor heating. Double glazing. Intruder alarm system. Sensor operated exterior lighting. Exterior tap. Septic tank. Council Tax Band G. PARKING Driveway parking in gravel beside roundel. COURTYARD Peaceful area secluded by high masonry walls. Flagstones, central water feature, shrubs, wall climbers including pear and vine. Lighting. Access by French windows from lounge and family room. GARDEN Easily maintained garden. Patio area in flagstones outside kitchen. Raised area in lawn, flowerbeds and shrubberies beside parking area. Gravel path round most of house (part in storage area). Front garden in lawn with dwarf stone wall and views over Marlee Loch. Views from house

8 View of house from the private road

9 Ground floor First floor

10 Please note if any domestic appliances are included in the price, they must be accepted as seen, with no guarantee as to their condition. TO VIEW Please contact Miller Gerrard Solicitors on Alternatively, when our office is closed, the staff at PSPC (Perth Solicitors Property Centre) will be happy to arrange viewing telephone Opening hours weekdays 8 am to 5.30 pm, Saturdays 9 am to 4 pm and telephone service only on Sundays 12 noon to 3 pm. The above particulars, while believed to be true, are not guaranteed and will not be held to form part of any contract of sale.

MILLER GERRARD SOLICITORS AND ESTATE AGENTS

MILLER GERRARD SOLICITORS AND ESTATE AGENTS 2A POPLAR AVENUE BLAIRGOWRIE PH10 6SR OFFERS OVER 190,000 Detached 3 bedroom family villa close to schools & amenities Lounge, sunroom/family/dining room, modern