HILLTOP, ELMBANK BRAE, ST. VIGEANS, NR ARBROATH, DD11 4RD

OFFERS AROUND £325,000

This is a rare opportunity to purchase such a unique styled home of immense appeal. This DETACHED COUNTRY FAMILY HOME is set within its own magnificent area of ground, amidst the most enviable beautiful rural surroundings, enjoying outstanding views over open countryside, in the Village of St. Vigeans, which is to the edge of Arbroath, and yet in easy commuting distance of all other Angus towns and the Cities of Aberdeen and Dundee. The property is deceptively spacious and versatile, on two floors, and would benefit greatly from modernisation. The subjects enjoy the benefits of Oil Central Heating and Double Glazing. Enter the grounds via a grand driveway which leads to a large separate double garage and parking area which would accommodate several vehicles. In addition, there are a range of useful store units and Summer Houses. The property is set on a substantial plot which is wonderfully private with stunning views towards the church in St. Vigeans village and the countryside beyond. The vast mature grounds have been beautifully maintained and are laid out neatly in grass with an assortment of beautiful mature trees, shrubs, bushes and flowers and a lovely covered Sun Terrace. External lighting. Viewing this home is absolutely essential to fully appreciate the space on offer and the superb unique location.

78 High Street  Arbroath  DD11 1HL  DX530458 Arbroath  Tel: (01241) 434200 Fax: (01241) 434100 31 High Street Carnoustie  DD7 6AG  Tel: (01241) 859500  Fax: (01241) 859347 Website: www.connellyyeoman.com  Email: [email protected]

ACCOMMODATION

Ground Floor: Entrance Vestibule, Reception Hallway, Cloak Room, 2 Bedrooms, Lounge, Dining Room, Kitchen, Utility Room, Shower Room. Upper Floor: Master Bedroom En Suite Bath Room, Further Bedroom, Family Bathroom.

VESTIBULE: Enter through original glass front entrance door with side window. Tiled Floor.

RECEPTION A pine & opaque glazed door with matching side panel leads into a spacious HALLWAY: Reception Hallway. Ample storage cupboards. Attractive natural wood stairway with balustrade leading to upper floor accommodation and gallery landing.

W/C & CLOAK Approx. 7’ 10” x 6’. Wall mounted coat hooks. Sink with mirror over. ROOM: Window. Laminate flooring.

Approx. 5’8” x 2’ 8”. W/C. Window. Laminate flooring continues.

BEDROOM 1: Approx. 10’ 6” x 8’ 7”. Good sized room with window overlooking the gardens. Recessed shelving with storage below.

LOUNGE : Approx. 17’ x 10’ . A pine door with glazed side screen gives access into this magnificent sized, bright and airy room . Large feature windows with the most appealing outlook over gardens. Downlights. Corner display units. Stone fireplace with open working fire.

DINING ROOM: Approx. 16’ 5” x 10’ 2”. Another good sized room with a large window looking out to a covered patio area. Ample space for table and chairs.

KITCHEN: Approx. 16’9” x 12’9”. A superb sized Kitchen which has been fitted with base and wall units in a light Oak wood effect finish. Ample worktop surfaces in a Dark Black marble effect finish. Stainless steel sinktop with mixer tap. Contrasting wall tiles. Room for Dishwasher. Built in oven. Electric Hob with extractor over. Large windows are a feature and allow light to flow in. Laminate flooring.

UTILITY ROOM: Approx. 10’ 3” x 6’ 7”. Style carries on from the kitchen and this room is fitted with co-ordinating base units and worktop surfaces. Plumbed for automatic washing machine. Laminate flooring.

BACK HALLWAY: Large storage cupboard. Door to garden.

BEDROOM 2: Approx. 11’ 4” x 10’ 11”. Good sized double bedroom with outlook over the side of the property. Built in wardrobes with storage above.

BEDROOM 3: Approx. 11’ 4” x 10’ 1”. This very charming Bedroom is bright and spacious and has a side facing window.

UPPER FLOOR: Spacious gallery landing with windows which allows for plenty additional light to flow in. Cupboards.

FAMILY Approx. 12’ 7” x 6’ 7”. Well presented with four piece white piece suite, BATHROOM: including a white antique style bath with feet. Separate shower enclosure with wet wall covering. Wall mounted chrome coloured towel radiator. Low level windows. A roof light allows light to flow in. Spotlight track.

BEDROOM 4: Approx. 17’ 8” x 11’ 5”. Lovely bright, well proportioned bedroom with large high placed windows. Ample built in wardrobes with storage above.

MASTER Approx. 19’ 1” x 15’ 7”. This is an excellent sized double bedroom with high BEDROOM: level windows. Ample fitted wardrobes. Built in sink and vanity units. Connecting door to the En Suite Bath Room.

EN SUITE BATH Approx. 10’ 6” x 8’ 7”. Four piece coloured suite comprising w.c. ,wash hand ROOM: basin, bath and bidet. Partially tiled.

HEATING: Oil Central Heating.

FEATURES: Double Glazed Windows.

LOFT: There is a large loft.

OUTSIDE: Enter the grounds via a grand driveway which leads to a large separate double garage and parking area which would accommodate several vehicles. In addition, there are a range of useful store units and Summer Houses. The property is set on a substantial plot which is wonderfully private with stunning views towards the church in St. Vigeans village and the countryside beyond. The vast mature grounds have been beautifully maintained and are laid out neatly in grass with an assortment of beautiful mature trees, shrubs, bushes and flowers and a lovely covered Sun Terrace. External lighting.

LOCATION: From the A933 Forfar Road turn into Kirkton Road then left at sign for St Vigeans into Elmbank Brae. Hilltop is on left hand side.

E.P.C. Rating: F

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

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.