MILLER GERRARD SOLICITORS AND ESTATE AGENTS WINTERS 22 BEECHES ROAD BLAIRGOWRIE PH10 6PN PRICE REDUCTION OFFERS OVER 260,000 Detached 5 bedroom family villa close to school and recreation centre Lounge, family/dining room, kitchen, breakfast room, conservatory, recreation room, 5 double bedrooms, one with toilet ensuite, family bath & shower room, cloakroom, gch, dg, parking for 6 vehicles, large garden. Home Report Value 275,000 EPC Band C Miller Gerrard The Studio, 13 High Street, Blairgowrie, PH10 6ET Tel: 01250 873468 Fax: 01250 875257 www.millergerrard.com property@millergerrard.co.uk PSPC
This most attractively presented large family home was an original showhome in 1978 and is conveniently situated on a large plot close to Blairgowrie High School and recreation centre, 5 minutes by car from shops and amenities. It was renovated and greatly extended in 2008. There are views from the front bedroom windows towards Rattray Hill in the distance. The generously sized accommodation comprises front facing lounge with open fire, family room/dining room with patio doors opening to the rear garden, modern kitchen also rear facing, connecting to the breakfast room, which in turn connects to the large recreation/games room to the front and conservatory to the rear. There is a cloakroom with access from the hall. The staircase leads to the upper floor with 5 double bedrooms (one with ensuite toilet) and large, modern family bath and shower room. The parking area to the front of the house is large enough for 6 cars or more, and the generously sized rear garden is set out for ease of maintenance in sculpted lawn, patio areas and shrubs. The country town of Blairgowrie is conveniently situated within approximately 25 minutes by car of the cities of Perth and Dundee with their onward motorway and rail connections. Local amenities include shops, supermarkets, secondary school, primary school community campus opened in 2010, recreation centre with swimming pool, cottage hospital, health centres, dental surgery and library. In and around the town there are thriving sports clubs and cultural organizations, including the championship Rosemount golf course (5 minutes by car). The beautiful Perthshire countryside is virtually on the doorstep with a wide variety of walks around the Beeches Road area, with more adventurous routes available in Strathardle, Glenshee and Glenisla, approximately 30 minutes by car. The property enters by the substantial hardwood front door with double glazed obscure glass side panel to the HALL with understairs cupboard. Radiator cover. Laminate flooring. LOUNGE 15 ft 1 x 13 ft 10 Enters by obscure bevelled glass panel door from the hall. Wide, full height window to the front. Most of one wall set out in attractive brick chimney breast feature incorporating open fire and TV shelf unit. Dado rail. Vertical slatted blinds. Timber curtain pole. Cornicing. Connecting bevelled glass panel French doors lead to
FAMILY ROOM 14 ft 3 x 11 ft 1 Presently set out as sitting room but could be changed to dining room. Double glazed French doors open to rear garden patio area. Dado rail. Bevelled glass panel door to the hall. Wooden flooring. KITCHEN 10 ft 9 x 10 ft 2 (including depth of units) Enters by bevelled glass panel door from the hall. Window overlooking rear garden. Range of modern floor standing and wall mounted units. Tiled behind work surfaces. Circular stainless steel sink with matching drainer and mixer tap. Built-in ceramic hob. Built-in double oven. Built-in dishwasher. Plumbed for automatic washing machine. Cupboard containing wall mounted Worcester central heating boiler, installed in October 2013. Three unit spotlight fitting. Overhung lighting. Venetian blind. Low level electric heater. Vinyl flooring. Connecting archway and step down leads to
BREAKFAST ROOM 10 ft 2 x 9 ft 3 Connects by arched opening from kitchen. Door to recreation / games room. Bevelled glass panel French doors connect to conservatory. Vinyl flooring. CONSERVATORY 11 ft x 11 ft Access is by one step down from the dining room. Tiled flooring. Glazed door opens to rear garden patio area. ENTERTAINMENT ROOM 19 ft 6 x 10 ft Enters by two steps down from dining room. Picture window to the front. Tiled flooring. Built-in cupboard with louvre doors. Built in shelving. Large room converted from former garage.
CLOAKROOM Recently renewed and fully tiled with fitted W.C. and wash hand basin with mixer tap. Ladder towel radiator. Fitted mirror with shaver point and light. Tiled flooring. Stairs lead to upper hall. Deep walk-in cupboard. Further cupboard containing hot water tank and pump for bathroom shower unit. DOUBLE BEDROOM 15 ft 2 x 9 ft 10 Front left looking from the front Window to the front. One wall set out in fitted wardrobe units with storage above bedhead area. Additional deep and wide double built-in wardrobe with louvre doors. Built-in drawer unit. Vertical slatted blinds. Timber curtain pole. DOUBLE BEDROOM 11 ft 1 x 9 ft 3 Rear left looking from the front Window overlooking rear garden. Deep louvre fronted double built-in wardrobe. Built-in wardrobe unit with mirror fronted sliding doors comprising double wardrobes on either side of shelving unit. Vertical slatted blind.
DOUBLE BEDROOM 12 ft x 8 ft 3 Middle bedroom with window to the front. DOUBLE BEDROOM 11 ft 1 x 10 ft 4 Front right looking from the front Window to the front. Double built-in wardrobe unit. ENSUITE TOILET with modern white W.C. and wash hand basin. Fitted mirror. Cushion flooring.
DOUBLE BEDROOM 11 ft 2 at longest x 10 ft 5 + balcony area Rear right looking from the front Currently set out as a sunroom. Enters from the hall by bevelled glass panel door. Wooden flooring. Glazed door opens to balcony with space for table and chairs. Enclosed by stainless steel and safety glass. Views over rear garden. BATHROOM 13 ft 7 x 6 ft 7 Large room with window to the rear. Fully tiled. Modern white suite installed in 2013 with free standing slipper bath with free standing tap unit. Fitted wash hand basin and W.C. Large walk-in shower lined in wetwall and tiles. Fitted mirror and medicine cabinet unit with lighting above. Ladder style towel radiator. Eyeball spotlights. Tiled flooring. Gas central heating. Double glazing. Council Tax Band F. Energy Performance Certificate Band C Please note if any domestic appliances are included in the price, they must be accepted as seen, with no guarantee as to their condition.
PARKING Very generously sized parking and turning area in front of the property, laid in Balmullo chips, with space for at least 6 vehicles including caravan/mobile home. Enclosed by dwarf brick wall and wrought iron gates. Hedging on either side. GARDEN Large area to the rear of the property set out mainly in sculpted lawn edged with pavioured border and surrounded by Balmullo chips interspersed by shrubs for ease of maintenance. Patio area in paviours along the width of the property. Additional patio area beside the greenhouse. Lean-to shed to the side with space for freezer and tumble dryer. Power and light. Coal bunker. Sun canopy above family room. Exterior tap. Secluded by fencing and hedging. It is strongly recommended that any interested party should read the Home Report on the property. Any matters concerning the property mentioned in the Home Report should be considered to have been disclosed by these particulars of sale.
TO VIEW Please contact Miller Gerrard Solicitors on 01250 873468. Alternatively, when our office is closed, please contact the staff at PSPC (Perth Solicitors Property Centre) who will be happy to arrange viewing telephone 01738 635301 on weekdays 8.30 am to 9.00 pm, Saturdays 9 am to 4 pm and Sundays 10 am to 4 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.