OFFERS OVER 265,000 15,000 UNDER THE HOME REPORT VALUE

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1 The Property Shop Blairgowrie A & R Robertson & Black, W.S., 38 Allan Street, Blairgowrie, PH10 6AD. Tel: Web: E: property@robertson-black.co.uk We are delighted to offer for sale this attractive detached villa situated in a popular residential location within walking distance of the town centre. Viewing is essential to appreciate the accommodation, which offers a mix of fine traditional features and stylish modern family living. Open plan dining room & family room Downstairs master bedroom with en-suite Two further double bedrooms Private garden Gas central heating Double glazing 15,000 UNDER THE HOME REPORT VALUE OFFERS OVER 265,000

2 The property has been completely renovated and extended to a high standard Accommodation The front door opens into a useful vestibule which has a tiled floor and side window, a further door leads into the welcoming hallway which is carpeted and has an under stair storage cupboard, the main feature is the traditional staircase with ornate wrought iron rails and a wooden banister leading up to the landing and upstairs accommodation. Lounge: x (into bay) A spacious room with plenty of original character including a bay window overlooking the front, ornate coving and ceiling rose. The room is carpeted and has an electric flame effect fire within a surround with marble hearth. A lovely bright room with an archway leading into a further room currently used as an office. Study/home office: 9 05 x 6 07 A nice bright room and flexible living space currently used as a home office. It is carpeted and has a window overlooking the rear garden. From the hallway a door leads through to the extremely stylish open plan dining and family room, which in turn leads to a kitchen and utility room. This southwest facing rear of the property is bathed in light and warmth for much of the day.

3 Open plan dining and family room: x (longest & widest) A superb light and airy space with beautiful white solid oak flooring throughout and neutral décor. The area is made up of a dining area with space for a table and chairs and a large family room/2 nd reception leading on. A very generous space with ample room for occasional furniture, French doors open out onto the patio making this perfect for outside dining. Windows look to the side and over the rear garden giving this area a lovely fresh bright feel, perfect for modern family living. Cloakroom: 6 07 x 2 11 Useful cloakroom located by the dining area and comprising of a white WC, hand basin and tiled floor. Kitchen: x A bright and well-proportioned family kitchen with ample modern wall and base units and quality granite worktops. There is a stainless steel sink and drainer under a window overlooking the rear garden. Plumbing for a dishwasher plus a feature range style Leisure gas double oven and hob, which is included in the sale. Tiled floor. At the far end a door leads through into the utility room.

4 Ground floor master bedroom with en-suite: x A generous double bedroom located downstairs, a window looks to the front and allows plenty of natural light into the room which is carpeted and has a neutral décor with ceiling rose and picture rail. There is a large walk in wardrobe with hanging rails and shelves either side. En-Suite: 8 03 (longest) x 4 08 Modern shower room comprising of a tiled shower unit with chrome mains shower, white WC and hand basin with a neutral tile floor and frosted window to the side. The staircase gives access to the upstairs accommodation which comprises of: the landing, carpeted with a small velux style window allowing light, the loft hatch is located here.

5 Bedroom two: x An excellent sized double bedroom with a pretty bay window overlooking the front and further side window. The room is carpeted and has plenty of space and height for free standing furniture. Bedroom three: x Another double bedroom with a bay window looking to the front and a further window to the side. The room is carpeted and has room for free standing furniture. Family bathroom: 8 03 x 6 03 Modern stylish bathroom with a white three piece suite comprising of a WC, hand basin and bath with overhead chrome mains shower with shower screen. It has a tiled floor and a frosted window looks to the rear.

6 Outside To the front of the property a small wall with railings on top and a metal gate leading to the front door give a traditional appearance. Roses are planted along the wall and smart block paving extends to the side and up the large driveway, which would accommodate several vehicles. At the rear of the property is a super private, southwest facing, sunny garden. A large paved patio extends along the rear of the house, with a very secluded and sheltered dining area to the side. A pathway leads around the lawn area, which is surrounded by mature border planting with shrubs and a selection of fruit trees. At the end of the garden is a greenhouse and garage currently used as a workshop but access to this from the driveway could be re-established.

7 Location The property is situated in central location just minutes from the town centre of Blairgowrie, with all local amenities within walking distance including supermarket, shops, primary and secondary schools. Excellent walks are situated close to the property and include the Ardblair Trail. The location of the property offers excellent commuting links to the nearby cities of Dundee and Perth, both of which are within half an hour s drive, with regular bus services available. Directions Leaving Blairgowrie on the A93 towards Perth, turn right into Shaw Street, (the turning just after the Dunkled Road). The property is easily found on the left hand side.

8 Not to scale. Illustrative only.

9 Entry Viewing By arrangement with the vendor By appointment through A & R Robertson & Black, The Property Shop, 38 Allan Street, Blairgowrie Tel: property@robertson-black.co.uk PRICE OFFERS OVER 265,000 Council Tax B EPC Rating: E Ref MT IMPORTANT NOTE These particulars have been carefully prepared for the guidance of prospective purchasers but their accuracy is not guaranteed. The measurements stated are based on an electronic measuring device and a slight margin of error is possible. Where precise room measurements are essential, prospective purchasers should check such measurements prior to a submission of an offer. Any detail of these particulars can be clarified prior to viewing particularly for those travelling a significant distance. Please note any domestic appliances included in the sale must be accepted as seen, no guarantees will be provided. Only prospective purchasers who have noted an interest through a Scottish solicitor will be advised of any closing date for offers. Please note any domestic appliances included in the sale must be accepted as seen, no guarantees will be provided. Perthshire Prestigious Properties Limited Perthshire Agricultural Properties Limited Principal office: Bank Street, Blairgowrie, PH10 6DE Tel: Fax: admin@robertson-black.co.uk DX: Blairgowrie LP4, Blairgowrie