Fernbank, High Street, Rattray, Blairgowrie, Perthshire PH10 7DE

Offers Around £160,000

 Charming Detached Villa  3 Double Bedrooms  Quiet Residential Area  Large Garage/Workshop  Private Gardens  Excellent Condition  Modern Fitted Kitchen  Log Burning Stove  Double Glazing & Gas C.H.  Modern Family Shower Room  Tastefully Decorated  Ground Floor Bedroom or Study  Cellar & Attic Storage  2 Minute Walk to Primary School  Council Tax Band – C  EPC Rating – E  20 Minutes to Dundee & Perth  Close To Shops & Countryside

Viewing By Appointment: Adams Property Tel: 01250 874485 Mobile: 07739 915043 Email: [email protected]

Adams Property, 19 Newton Street, Blairgowrie, PH10 6HT, T: 01250 874485, M: 07739 915043 Email: [email protected], Website: www.adams-property.co.uk DESCRIPTION: This charming and traditional, detached family villa is situated on the High Street, in the quiet suburb of Rattray, just a short walk for Blairgowrie town centre, the local school, shops and supermarkets. The property has been improved and extended over the years, yet retains its character and many of the original features. On the ground floor there is hallway, spacious sitting room with dining area, modern fitted kitchen and a large bedroom, currently used as a study. Upstairs a landing leads to the two double bedrooms and a recently upgraded, family shower room. The property has double glazing throughout, gas central heating and efficient combi boiler. Outside there is a small enclosed garden to the front and a substantial workshop/double garage to the side, beside which is off street parking. There is a cellar below the garage. To the rear is a large and secluded garden with lawns, hedges, trees, shed, and patio areas.

ENTRANCE & HALLWAY: (3m x 2.4m) A secure timber door leads from the enclosed front garden into a hallway with timber flooring. To the left a door leads to the study or bedroom and the right leads to the sitting room. A stairway with wooden balustrade and fitted carpet leads to the upper floor. The hall has plenty of space for storage and for outdoor clothing.

SITTING ROOM: (4.8m x 3.5m) This bright and spacious south facing room has the original timber flooring. It is tastefully decorated and on the far wall there is a cosy log burning stove which is set into a stone hearth with solid oak mantle piece. Beside this is a recessed shelving unit and TV point. A large double glazed window overlooks the front garden and there is a dining area to the rear.

DINING AREA: (2.6m X 2m) This handy area is adjacent to the kitchen and can comfortable seat six for dinner. Here there is timber flooring and a window overlooks the rear garden.

STUDY or BEDROOM: (4.8m X 3.5m) Also with the original timber flooring and double glazed window to the front. This spacious room is currently used as a study and lounge, but could also be used as a ground floor bedroom.

KITCHEN: (3.8m x 2.8m) This is in an extension to the rear of the property. Here there are fitted kitchen units with dark green laminate doors and grey worktops. These are fitted with an integral electric oven, grill and a gas hob with extractor above. A 1½ stainless steel sink sits beside a large window overlooking the garden. There is ample space for fridge/freezer, dish and washing machines. A upvc stable door opens to the patio and rear garden.

LANDING: Stairs from the hall lead up the landing where there is a fitted carpet and window to the front of the house. There is a storage cupboard to the rear which also houses the combi boiler.

Adams Property, 19 Newton Street, Blairgowrie, PH10 6HT, T: 01250 874485, M: 07739 915043 Email: [email protected], Website: www.adams-property.co.uk SHOWER ROOM: (2.2m x 2.2m) This room has recently been upgraded with a new white suite and a generous shower area with glass enclosure. The shower runs from the combi boiler and is fitted with laminate wet wall. The flooring is laminate and the other walls are tiled. A window to the rear allows in natural light.

MASTER BEDROOM: (4.8m x 3.7m) This bright and sunny room has two windows, to the front and side. Here there is a fitted carpet and plenty of room for freestanding furniture.

BEDROOM 3: (4.8m x 3m) Also with fitted carpet and window overlooking the front.

GARDENS & EXTERIOR: An iron gate leads into a small front garden with gravel beds and enclosed by privet hedges. To the side there is a large garage extension with power, an internal mezzanine floor and double door. Below this is a small cellar and there is off street parking to the side of it. The rear garden extends some 35 meters and comprises of lawns, patio area and a timber shed. Being enclosed by stone walls, hedges and trees it is quite secluded. Adjacent to the kitchen, is a quiet patio area and rockeries. This area catches the afternoon and evening sun making ideal it an ideal spot for BBQ's and entertaining, or just relaxing.

LOCATION: Rattray High Street is situated close to the new Community Campus, Public Park and local Primary School. There are many lovely walks in the surrounding open countryside and Blairgowrie town centre, with all the main shops, restaurants and services is just a 5 minute stroll. Blairgowrie is a busy market town, popular with visitors and locals alike coming to enjoy the many sporting activities, particularly golf, fishing, skiing and hill walking. Schools, a recreation centre and swimming pool are situated nearby as are tennis courts and playing fields. This is a very pretty corner of rural Perthshire with an abundance of open countryside to enjoy for walking or cycling. Yet the Town is only 20 minutes drive from Perth and Dundee and just over an hour from Edinburgh.

DIRECTIONS: From Dundee, follow A923 via Coupar Angus and from Perth follow A93 via Guildtown to Blairgowrie and Rattray. Alternatively, please follow the website link.

Viewing by appointment only through Adams Property:

These particulars are intended to give a fair description to assist proposed purchasers 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. All measurements stated herein are approximate. Buyers should obtain verification of information contained herein from their solicitor and/or surveyor.

CONTACT DETAILS: ADAMS PROPERTY, Blairgowrie PH10 6HT TEL: 01250 874485 MOBILE: 07739 915043

www.adams-property.co.uk

Adams Property, 19 Newton Street, Blairgowrie, PH10 6HT, T: 01250 874485, M: 07739 915043 Email: [email protected], Website: www.adams-property.co.uk