1 AFFLECK GARDENS, , BROUGHTY FERRY DD5 3QQ

OFFERS AROUND £190,000

This highly impressive DETACHED VILLA affords excellent deceptively spacious family accommodation on two levels, ideally situated in a rural location, within a small select residential area in the popular village of Monikie, which lies within easy commuting distance of the town of Broughty Ferry, the City of and all Angus towns. Local Primary & Secondary Schools are nearby. The stylish home has been maintained and freshly decorated to a high standard with many additional attractive features including a superb new well-appointed Kitchen and new carpeting in most rooms and newly laid wood laminate flooring in the Kitchen.

The property also enjoys the benefits of Oil Central Heating, Double Glazed Windows & Exterior Doors. To the front is an easily maintained neat garden in coloured chipped stones with a raised border. A pathway and steps lead to the main door. A long driveway has adequate space multiple cars and leads to a garage. A link gate gives access into a wonderful enclosed and very private mature rear garden laid out attractively in lawn, with a beautiful assortment of trees, shrubs, bushes and flowers with a charming paved sun terrace. A greenhouse is included. Outside tap connection. Viewing this home is highly recommended.

78 High Street   DD11 1HL  DX530548 Arbroath  Tel: (01241) 434200 Fax: (01241) 434100 31 High Street   DD7 6AG  Tel: (01241) 859500  Fax: (01241) 859347 Website: www.connellyyeoman.com  Email: [email protected]

ACCOMMODATION

Ground Floor: Vestibule, Reception Hallway, Lounge, Dining Room, Breakfasting Kitchen, W/C/Cloaks Bedroom1. Upper Floor: 3 Further Bedrooms, Shower Room.

LOCATION

Driving east on the main Dundee to Arbroath Road (A92), proceed past the Ethiebeaton Retail Park for approximately 1 mile until you reach the next exit sign post Newbigging and Monikie, turn north off the slip road on the B962 for approximately two miles passing through Newbigging on route until you reach a Y fork in the road , turn left again in to Panmure Road and proceed for a further mile then follow the road to the right then take a left over the bridge and past the village shop and then follow the road to the left and Affleck Gardens is located on the right hand side. No. 1 is situated on the right hand side.

VESTIBULE: Enter through an attractive double glazed front entrance door with co-ordinating side screen leading into the Vestibule. Laminate flooring.

RECEPTION A hardwood and glazed door leads into the spacious welcoming HALLWAY: Reception Hallway.

LOUNGE: Approx. 16’ x 12’ 1”. A split pane glazed door leads into this beautifully presented bright and airy magnificently sized room. A large picture window has an outlook towards the front of the property. Additional front & rear facing windows. Attractive traditional Oak carved fireplace with coloured tiled features and marble hearth. Coal effect living flame gas fire. Corniced ceiling.

DINING ROOM: Approx. 12’ 4” x 10’ 10”. A hardwood and glazed door leads into a charming well proportioned room that has an outlook towards the rear garden. Ample space for table & chairs. Corniced ceiling. Feature dado rail.

BREAKFASTING Approx. 17’ 10” x 10’ 7”. A feature of this home is the superb KITCHEN: newly fitted spacious kitchen. Fitted with base and wall mounted units in a Cream colour. Chrome coloured accessories. Ample worktop surfaces in a Wooden effect finish. Co-ordinating breakfast bar. Stainless steel sink with mixer tap. Incorporating Induction Hob & Double Electric Oven. Integrated washing

machine, dishwasher, fridge & freezer. Attractive contrasting wall tiles. Corniced ceiling with downlighters. A split pane glazed door leads to the hallway. Window overlooking the rear garden. Double glazed door leading out. Cupboard with louvre door. Newly laid wood laminate flooring

W.C./CLOAKS: Approx. 9’ 2” x 3’ 3”. With w.c. and vanity unit in a Light Beech colour with chrome coloured accessories, incorporating the wash hand basin. Bathroom accessories. Feature dado rail. Small window. Laminate flooring.

BEDROOM 1: Approx. 10’ 8” x 9’ 6”. An extremely attractive generously proportioned room that has a window to the front of the property. Double built in wardrobe with top store above. Corniced ceiling. Laminate flooring.

UPPER LEVEL: On the stairway there is a window that allows additional light to flow in.

LANDING: Airing Cupboard.

BEDROOM 2: Approx. 11’ 8” x 9’ 10”. A most appealing double bedroom of generous proportions. A window has a pleasant outlook over the front of the property. Double built in wardrobe with sliding doors and top store above.

BEDROOM 3: Approx. 13’ x 10’. This is a delightful excellently sized double bedroom that has a pleasant outlook over the front. Double built in wardrobe with sliding doors and top store above. Corniced ceiling. Large useful walk in box room/cupboard, measuring approximately 7’ 7” x 6’ 1” which could be utilised to form an en suite, subject to the usual appropriate Local Authority Consents.

BEDROOM 4: Approx. 11’ 3” x 11’ 3”. Bright and airy spacious double bedroom with a window that has an open outlook towards the rear garden. Fitted wardrobe.

SHOWER ROOM: Approx. 6’ 9” x 6’ 9”. Well presented with w.c. & wash hand basin. Large walk in separate tiled shower enclosure. Matching tiling complements the suite. Bathroom accessories. Wall mounted chrome coloured towel radiator. Window.

HEATING: Gas Central Heating.

FEATURES: Double Glazed Windows.

OUTSIDE: To the front is an easily maintained neat garden in coloured chipped stones with a raised border. A pathway and steps lead to the front door. A long driveway has adequate space multiple cars and leads to a garage. A link gate gives access into a wonderful enclosed and very private mature rear garden laid out attractively in lawn, with a beautiful assortment of trees, shrubs, bushes and flowers with a paved sun terrace. A greenhouse is included. Outside tap connection.

HOME REPORT: For further information relating to the condition of the property, viewing the Home Report is recommended.

E.P.C. Rating: E.

VIEWING: By arrangement with Connelly & Yeoman.

These particulars are intended to give a fair description to assist a proposed purchaser when viewing a property, but their accuracy is not guaranteed and they shall not form part of any offer or contract. They are not to be treated as representations or warranties nor do they make or give any representation or warranty whatsoever.