TWO DETACHED VILLAS WITH ENCLOSED GARDENS SET IN ABERDEEN'S WEST END

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1 Johnstone House, 52/54 Rose Street, Aberdeen AB10 1HA Tel:(01224) Fax:(01224) Offices also at: Edinburgh, Inverness and Stirling. property particulars TWO DETACHED VILLAS WITH ENCLOSED GARDENS SET IN ABERDEEN'S WEST END 169 QUEENS ROAD, ABERDEEN, AB15 8BS

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3 description Dwellinghouse One (GF) Vestibule Hall/Dining Room on Open Plan Lounge, Dining Kitchen Utility Room, Bedroom Bedroom/Sitting Room Bathroom Hall Leading to Integral Garage (FF) South Facing Master Bedroom Two Further Good Sized Double Bedrooms Bathroom with Sauna Box Room Gas Central Heating Double Glazing Alarm System Gardens to Front and Rear Double Integral Garage Dwellinghouse Two (GF) Hall Lounge Sun Lounge Kitchen with Breakfast Room on Open Plan Cloakroom (FF) Master Bedroom with En Suite Bathroom Further Double Bedroom with En Suite Shower Room Gas Central Heating Double Glazing Garden to Front We are delighted to offer for sale these TWO DETACHED DWELLINGHOUSES situated in Aberdeen's west end offering a truly unique scenario set within fully enclosed gardens. The original house to the front makes a pleasing family home, with the recently built detached dwellinghouse to the rear making an ideal granny or au pair property, or a lease investment. The original property enjoys well proportioned versatile accommodation, with you entering into a pleasing hall/dining room which is on open plan, the lounge is located to the rear, a spacious, bright, south facing room finished with large balcony, which has an outlook over the rear garden and towards the second property. There are two further versatile rooms on this floor both excellent bedroom accommodation, with one meantime used as a sitting room. There is also a utility room and luxury shower room and an inner hall which gives access down to the large double garage. The upper floor comprises a bright, airy hall with two large Velux windows and glass display areas and leads to all bedroom accommodation. The master bedroom is located to the rear, enjoys a stunning south facing aspect, there are two further bedrooms, all with built-in wardrobes and a box room which would be perfect for study purposes. There is also the family bathroom which has a sauna. The property is serviced by full gas central heating and double glazing. Property Two is located to the rear, separated by garden areas and wall. It is a bright well proportioned dwellinghouse recently completed to a high standard and would allow someone to put their own interior thoughts to complete it. To the front is the lounge which has a bay window, a glazed door to the side leads through to a pleasing sun lounge which has double doors to the garden. The kitchen is fitted with a range of units, it allows excellent space for white goods, has tiled flooring which continues through to a bright, well appointed breakfasting room where there is a door giving direct access to the garden. On the first floor there is a master bedroom with en suite bathroom and a further double bedroom with en suite shower room. It is also serviced by full gas central heating and double glazing.

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5 THE ACCOMMODATION COMPRISES: DWELLINGHOUSE ONE GROUND FLOOR VESTIBULE: Entry vestibule finished with wood flooring and dado rail. Internal door with upper glazed section leading to hall. HALL/DINING ROOM ON OPEN PLAN: 30'5" x 19'7" at widest (9.27m x 5.97m) approx. This is pleasing open plan area, perfect for entertaining, with glazed door leading to the south facing lounge and door connecting it to the kitchen. It also has an interior window. LOUNGE: 29'10" x 16'8" (9.1m x 5.08m) approx. A bright, well appointed, neutrally decorated room enjoying three large patio doors giving direct access out to the south facing balcony. The room is further enhanced by a raised marble hearth finished off with gas fire and alcoves to either side. DINING KITCHEN: 16' x 10'7" (4.88m x 3.23m) approx. Featuring a good range of base and wall units, contrasting work surfaces, one and a half bowl sink and drainer with mixer tap. Built-in double oven, hob and overhead extractor hood. Integrated fridge and freezer and to remain is the free standing dishwasher. Two windows to rear and door giving access to drive. This room is completed with tiled flooring and provides excellent space for dining table and chairs. UTILITY ROOM: 8'10" x 5'8" (2.69m x 1.73m) approx. Fitted with a base unit completed with contrasting work surfaces and below are the washing machine and tumble drier. Floor mounted gas central heating boiler. Cupboard accommodating hot water tank. BEDROOM: 13'2" x 11'5" (4.01m x 3.48m) approx. This room is also located to the front of the property, has a double/secondary glazed window. Neutral decor with ceiling coving and picture rail. It provides excellent space for a range of free standing furniture. BEDROOM/SITTING ROOM: 12'10" x 12'6" (3.91m x 3.81m) approx. This is a versatile room, perfect for bedroom purposes or, as presently displayed, as a sitting room. There is a bay window to front, fresh neutral decor, ceiling coving and picture rail. BATHROOM: 14'1" x 6' (4.29m x 1.83m) approx. This luxury room features an Aqua panelled shower cubicle with mains shower, wash hand basin set into unit and WC. Bath with tiled area. Large wall mirror and tiled flooring. HALL: This area provides further excellent storage, has window to side and has stairs leading down to the garage. FIRST FLOOR Accessed via an open tread carpeted staircase. HALL: Enjoying the very best of natural light through two large Velux windows having glass display sections below. MASTER BEDROOM: 14'7" x 12'7" (4.45m x 3.84m) approx. This room enjoys a pleasing, south facing aspect and features two large sets of sliding mirror door wardrobes. BEDROOM: 19' x 15'3" (5.79m x 4.65m) approx. A large room finished with neutral decor and located to the front. Large walk-in cupboard. Velux window with built-in desk unit. BEDROOM: 14'4" x 11' (4.37m x 3.35m) approx. A further double bedroom with Velux window to side. Double built-in wardrobe. BOX ROOM: 5'6" x 5' (1.68m x 1.52m) approx. This is perfect for study purposes and has a fitted desk. BATHROOM: 11'10" x 9' (3.61m x 2.74m) approx. Featuring a four piece suite with tiled area around bath, bidet, WC and wash hand basin. Built-in sauna. Tiled flooring. GARAGE: Double integral garage with two up and over doors, power and light. Internal door with stairs connecting to the dwellinghouse. DWELLINGHOUSE TWO GROUND FLOOR HALL: 19'3" x 7'6" (5.87m x 2.29m) approx. A welcoming area with stairs leading to first floor and understair storage cupboard.

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7 CLOAKROOM: 4'10" x 4' (1.47m x 1.22m) approx. Fitted with a two piece white suite. LOUNGE: 16'5" x 10'5" (5.01m x 3.18m) approx. Bay window to front and accessed from the hall vai two glazed panel doors. Ornate cornice and two ceiling roses. Glazed door to sun lounge. SUN LOUNGE: 9'7" x 9'2" (2.92m x 2.79m) approx. A pleasing room with all windows finished with leaded glass upper sections. Double doors to side and tiled flooring. KITCHEN: 10'10" x 8' (3.3m x 2.44m) approx. Fitted with a range of base and wall units, contrasting work surfaces, one and a half bowl sink and drainer with mixer tap. Excellent space for a range of white goods. Tiled flooring. Window to rear and door to side. BREAKFAST ROOM: 11'6" x 9' (3.51m x 2.74m) approx. On open plan to the kitchen, has the continuation of the tiled flooring and two storage cupboards, one accommodating the gas central heating boiler. Door to front with windows to either side. FIRST FLOOR HALL: Velux window to front. OUTSIDE: Both properties are accessed via double wrought iron gates to the front, with the front finished with paved area leading to further double gates which give access to a long drive and to the integral garage. This section is finished with the most attractive Cassie stones, there are steps down to a lawn which is finished with a wall. To the rear of this wall there is a further Cassie stoned area, again with further parking and a greenhouse which will remain. LOCATION: Queens Road is a highly desirable location, situated to the west end of Aberdeen, within a short drive of the main Aberdeen ring road which provides excellent commuting to both north and south of the city. It is also ideally placed for the Hill of Rubislaw oil office complexes and there is a range of local shopping facilities. There is excellent public transport to the city centre and good primary and secondary schools. It is ideally placed for many of the private schools that Aberdeen has to offer and within a relatively easy distance is Hazlehead Park with its nine and 18 hole golf courses. This location would also be ideal for those wishing to commute to Kingswells and Westhill where there is a further range of oil related offices. DIRECTIONS: Travelling from Union Street continue onto Alford Place, Albyn Place and thereafter onto Queens Road. Continue through the roundabout at Anderson Drive then proceed through a set of traffic lights and No. 169 is situated on the left hand side just after the opening for Viewfield Road. VIEWING: By arrangement with selling agents. MASTER BEDROOM: 20'1" x 11'4" (6.12m x 3.46m) approx. A good sized bedroom with Velux window to front. EN SUITE BATHROOM: 7'6" x 6'8" (2.29m x 2.03m) approx. Featuring a three piece white suite. BEDROOM: 20'1" x 9'5" (6.12m x 2.87m) approx. A further good sized bedroom with Velux window to front. EN SUITE SHOWER ROOM: 7'2" x 6'1" (2.18m x 1.85m) approx. Featuring a white suite with corner located shower cubicle having mains shower.

8 Produced by Property Print Johnstone House, 52/54 Rose Street, Aberdeen AB10 1HA. Tel:(01224) Fax:(01224) Offices also at Edinburgh, Inverness and Stirling.