FOUR BEDROOM GRANITE COTTAGE IN SOUGHT AFTER LOCATION.

ENJOYING OPEN VIEWS AND TOTAL PRIVACY WITHIN A GENEROUS PLOT.

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We are delighted to offer to the market this lovely period cottage in the very popular village of Torphins in the heart of Royal Deeside. It has been extended to provide very spacious accommodation over two levels and benefits from oil fired central heating and double glazing. It is set within very generous and private gardens that look on to open farmland and enjoys superb views of the surrounding countryside. The property also boasts a large double detached garage with fully lined accommodation above that would be perfect for home office. There is great potential to further improve this super property and creat an excellent family home. Early viewing is highly recommended.

Location
The property is situated just outside the village centre and is within easy walking distance of the excellent local amenities. Torphins offers a nursery, excellent primary school and secondary is available at nearby Aboyne or Banchory. There are a range of local business including chemist, hairdresser and beauty salon, takeaway, gallery and coffee shop along with Coop store. There is access to country walks and a local golf course. Larger facilities can be found at Banchory or Aboyne. There is a very easy commute to the business parks at Westhill and Kingswells along with Aberdeen city.

Accommodation
Ground Floor : Entrance hall, lounge, dining area, kitchen, snug, rear hall, utility, shower room and bedroom 4.
Upper floor : 3 double bedrooms and family bathroom.

Directions
Travelling from Westhill, take the B9119 and then B9125 towards Banchory. On entering Torphins continue through the centre of the village west towards Lumphanan. The property is a short distance on the right hand side where you see the Remax sign.

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Entrance Hall
A bright and welcoming hall with fresh white paintwork and fully carpeted stair leading to the upper accommodation with traditional balustrade. The floor is finished in oak style flooring.

Lounge - 18' 5'' x 11' 9'' (5.62m x 3.58m)
A traditional formal lounge with a south facing window overlooking the front garden. The room enjoys an open fire set on a marble hearth with wooden mantle. There are double recessed alcoves with display shelving and lighting either side of the fireplace. This lovely room has open plan archway leading to the dining area, is neutrally decorated with oak style laminate flooring.

Dining area - 14' 8'' x 13' 7'' (4.47m x 4.14m)
The perfect open plan Dining area is perfect for those large family gatherings or formal dinner parties and has fully glazed double doors leading through to the kitchen. There is a recessed area under the stair which would be perfect for an occasional chair or low level unit and there is ample space for a large table and chairs. The room is neutrally decorated and has oak style laminate flooring.

Kitchen - 11' 2'' x 10' 4'' (3.41m x 3.15m)
Fitted with a range of wall and base units in solid wood with contrasting work surfaces and splash back tiling. There is a double oven with ceramic hob and extraction hood, dishwasher and under counter fridge. The fully glazed door leads to the back garden and the floor is finished in ceramic tiling.

Snug - 11' 2'' x 7' 9'' (3.41m x 2.37m)
This bright south facing room would make an ideal snug/family room, and is currently furnished with bench seating and table. The shelving is perfect for books or displaying items. Terracotta ceramic tiles finish off this cosy room.

Rear hall - 11' 9'' x 3' 7'' (3.58m x 1.08m)
This is part of the extension and has a large double cupboard offering hanging and shelved storage. The floor is finished in cream ceramic tiles and there is a further door leading to the back garden.

Bedroom 4 - 11' 5'' x 7' 6'' (3.48m x 2.29m)
A good sized single room that could also provide an ideal study or home office. The room is decorated in natural tones and fully carpeted.

Shower Room - 7' 7'' x 5' 2'' (2.31m x 1.58m)
Very well appointed modern downstairs shower room, offering a large fully tiled cubicle with instant shower and product shelf, rectangular wash hand basin set in a dark vanity wall mounted storage unit and wall mounted WC. There is also a grey ladder style heated towel rail and grey tile effect laminate flooring.

Utility room - 11' 5'' x 9' 4'' (3.48m x 2.84m)
Spacious useful utility room at the rear of the property, with wall and base units, contrasting work surface, stainless steel sink and drainer. There is housing and plumbing for a washing machine and tumble dryer. The boiler is situated here also, in addition there is a floor to ceiling shelved larder unit, ample space for additional appliances. The flooring is finished in cork style tiles.

Landing - 23' 0'' x 11' 5'' (7.00m x 3.48m)
A spacious and sunny fully carpeted landing with dual velux windows providing lots of natural light. The large walk in airing cupboard which houses the hot water tank has fixed shelving ideal for linen storage. There is also access to the loft and a large carpeted display shelf.

Bedroom 1 - 12' 2'' x 11' 7'' (3.71m x 3.52m)
Generous double room with south facing dormer window providing views to the front garden and local countryside. This room has a triple walk in wardrobe with mirrored sliding doors and a circular wash hand basin set in a storage vanity unit. There is a wall mounted mirror with lighting and the room is decorated in neutral shades with a fully fitted carpet.

Bedroom 2 - 16' 0'' x 11' 10'' (4.88m x 3.60m)
Another good sized south facing double room with a dormer bay window. Ample room for lots of free standing furniture with a useful wash hand basin, wall mounted mirror with over lighting and a towel rail. The room is fully carpeted and finished in neutral shades.

Bedroom 3 - 14' 11'' x 13' 11'' (4.55m x 4.25m)
The last of the sleeping accommodation is another dual aspect double room fitted with wardrobes and storage cupboards with solid wood doors. The room is freshly decorated and fully carpeted.

Family Bathroom - 8' 11'' x 8' 6'' (2.71m x 2.58m)
A spacious and light bathroom due to the velux letting in lots of natural light. Bath with wood panelling, fully tiled mains shower cubicle with curtain, wash hand basin and WC. Wall mounted mirror with light above and the flooring is finished in tile effect vinyl.

Garage - 23' 0'' x 20' 7'' (7.00m x 6.28m)
A superb double garage with workshop area, shelving and up and over doors. There is light ,power and the staircase leads to the upper floor which has a fully lined and carpeted room with twin Velux. This would make a superb home office or games room.

Garden
The front garden is laid with mature lawns and bordered with hedging providing excellent privacy. There is also a range of trees and shrubs. To the rear is a large area of garden laid mainly to lawn with a wooded area to the side. The tarred driveway provides parking for several vehicles.

Council Tax Band: G
Tenure: Freehold