TWO MILE HOUSE, BALCRAIG, PERTH, PERTHSHIRE PH2 7PG GUIDE PRICE 540,000 (Home Report Value 590,000)

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1 TWO MILE HOUSE, BALCRAIG, PERTH, PERTHSHIRE PH2 7PG GUIDE PRICE 540,000 (Home Report Value 590,000)

2 Rare to the market, Two Mile House is a highly desirable and beautifully appointed stone-built property sitting in an enviable elevated position on the edge of Murrayshall golf course with superb panoramic views up the Tay Valley. This immaculate family home enjoys a prime location within a prestigious hamlet of six houses at Balcraig, some 2.5 miles from Scone. Whilst enjoying this rural setting, it lies within walking distance of the club house and a short drive to daily amenities including a bank, post office, supermarkets, a nursery, restaurants and butcher, with Scone Palace and Perth Racecourse both providing a variety of events throughout the year. The convenience of Perth s business, shopping and leisure amenities are a short drive away, including the Concert Hall and a good choice of restaurants, bars and cafés, and artistic and leisure facilities too. The surrounding area boasts some of Scotland s finest scenery with a wealth of country walks and outdoor pursuits on offer. Access to local primary schooling and both state and private schooling include Glenalmond College, Strathallan, Kilgraston and Craigclowan, all within easy driving distance and the outer-ring motorway network close by, providing easy commuting to all major cities and airports in the central belt, and north. Two Mile House was built in 1999 on the site of the former farmhouse and extends to approximately 291 square metres of versatile accommodation offering unrivalled luxurious living. Beautifully designed with split level accommodation in line with local topography with excellent levels of natural light throughout, and ensuring principal reception rooms enjoy superb views from every aspect. The full height reception hall and four reception rooms provide flexible everyday living space and formal rooms for entertaining. The drawing room enjoys a dual aspect with French doors opening onto a rear terrace, and windows to the front overlooking the 18th tee of the Lyndoch golf course. The breakfastingkitchen which lies to the back of the house, is fitted with a range of bespoke shaker-style cream wall, base and display units with contrasting corian worktops, a 1 1/2 sink and tiled splash back, Neff integral appliances include a gas hob with extractor canopy above, single and double ovens, a dishwasher and American style fridge-freezer. There is space for casual dining and double doors open to a terrace which makes a perfect spot for al fresco dining in the morning sun. The adjacent utility is fitted with wall and base units, a sink and automatic washing machine and tumble dryer. There is a cloakroom and separate boot area with coat hooks and access to the rear garden, via a stable-style external door. Both the drawing and dining rooms have double doors to the reception hall and steps to the lower ground level leads to two further delightful reception rooms which make this the most perfect party house. The sitting room with feature vaulted ceiling has a focal point solid-fuel fire, with cast iron insert and a shelved recess to the side, providing a cosy area to relax in whilst taking in the golf course views. The adjacent garden room has superb full-height windows and French doors which open to a generous sun terrace which enjoys all day and evening sun and splendid panoramic views across the valley, creating an idyllic area for evening drinks and outdoor entertaining. An attractive pitch pine central staircase gives access to the split-level bedroom accommodation spanning the width of the house. The master bedroom suite is triple aspect and includes full-height glazed windows with a door to a Juliette balcony with lovely views. There is also a walk-in dressing room with hanging space and a fully tiled contemporary en-suite shower room with a double rainfall shower, twin sinks with built-in vanity units and illuminated mirrors, and a full-height chrome heated towel rail. There are two further generous double bedrooms on this level and a family bathroom with bath and corner shower, and access via a Ramsay ladder to a floored attic, providing additional storage space. Stairs lead down to a lower landing and fourth double bedroom and shower room, and there is also a single fifth bedroom which could also be used as an office. Gas central heating is installed, all windows are double glazed and there is ample storage and tasteful decoration throughout. This impressive property sits within approximately 0.36 of an acre of superb landscaped garden grounds, enclosed by a stone wall and accessed via a pillared entrance with electric iron gates which are opened via the intercom system from the house. This splendid garden is a wildlife haven and gardeners delight, thoughtfully designed to include herbaceous borders, mature trees and shrubs, a copper beech hedge and well placed terraces and seated areas enjoying panoramic views and positioned to capture the sun as it moves around the garden throughout the day. There is a generous monoblock driveway providing ample parking for several cars and also secure parking in the large double garage which has an electric remote roller door and access to a large integral office/store room with stable door to the rear garden. Home Report Valuation is 590,000. Early viewing is very highly recommended to appreciate the quality, presentation and location of this superb family house.

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15 GENERAL It is proposed to include all fitted floor coverings, carpets, curtains, blinds and light fittings in the sale. LOCATION From Perth travel on the A94 towards Scone. Turn right at the signpost for Murrayshall and Balcraig and follow the road for about 1/2 mile before turning right, signposted Balcraig. Travel along this road for about 1/2 mile before turning left onto Murrayshall golf course and Two Mile House is the first house on the right. Entry: By arrangement. Council Tax: Band H. EPC Rating: Band C To View: Contact solicitor or contact PSPC PSPC opens 7 days a week. Office Ref: DD/MD.2125 PSPC Area: Scone. Illustrative only. Not to scale. RECEPTION HALL 16 2 x 14 4 x 12 7 (4.93m x 4.37m x 3.84m) DRAWING ROOM 22 9 x 16 3 (6.93m x 4.95m) DINING ROOM 17 1 x 13 4 (5.21m x 4.06m) BREAKFASTING-KITCHEN 18 4 x 16 6 (5.59m x 5.03m) INNER HALL 10 1 x 3 1 (3.07m x 0.93m) UTILITY ROOM 9 8 x 8 8 (2.95m x 2.64m) CLOAKROOM 5 1 x 4 1 (1.55m x 1.25m) SITTING ROOM 20 7 x 13 (6.27m x 3.96m) GARDEN ROOM 18 4 x 14 (5.59m x 4.27m) LANDING & UPPER HALL 47 x 13 1 x 11 9 (14.32m x 3.99m x 3.58m) MASTER BEDROOM 24 6 x 12 4 (7.47m x 3.76m) DRESSING ROOM 9 1 x 6 4 (2.77m x 1.93m) EN-SUITE SHOWER ROOM 9 4 x 7 (2.84m x 2.13m) FAMILY SHOWER ROOM 9 4 x 7 6 (2.84m x 2.29m) BEDROOM x 9 4 (4.98m x 2.84m) BEDROOM x 9 6 (4.98m x 2.90m) FAMILY BATHROOM 9 3 x 6 1 (2.82m x 1.85m) BEDROOM x 11 2 (5.00m x 3.40m) OFFICE/BEDROOM x 9 3 (2.97m x 2.82m) GARAGE 17 7 x 16 7 (5.36m x 5.06m) OFFICE 14 6 x 8 2 (4.42m x 2.49m) c M Cash & Hunter Solicitors & Estate Agents

16 25 South Methven Street, Perth PH1 5PE Tel: Fax: Disclaimer: Although these particulars are believed to be accurate they are intended only to give a general description of the property. Their accuracy is not warranted and they do not form part of an offer to sell.