* £20,000 BELOW HOME REPORT VALUATION !! *

GENERAL DESCRIPTION

Rare to the market, this highly desirable and beautifully appointed detached villa sits within a secluded cul-de-sac location with wooded frontage, in an exclusive development of only four houses, on the lower slopes of the prestigious and much sought-after Kinnoull area of Perth. This beautifully presented and much cared for family home is walking distance to town and convenient for all Perthshire's business, shopping, and leisure amenities including an excellent choice of restaurants and artistic and leisure facilities including the Concert Hall, Theatre, and cinema, complemented by the superb views across the Tay, and a good choice of walks at Kinnoull Hill and the North and South Inch Parklands, on the doorstep. The outer-ring motorway network at Kinfauns provides easy commuting to all major Scottish cities and airports and there is also a good choice of schooling within easy driving distance including Glenalmond, Strathallan, Kilgraston and Craigclowan and Dundee High. 

ACCOMMODATION

This bespoke, must-see property is set slightly back from the road and enjoys spacious and versatile accommodation, most to the first floor which particularly enjoys a bright and sunny aspect, the rooms flooded with natural daylight. Features of note include a good size guest suite to the ground floor, an attractive turned staircase to a generous gallery landing with public rooms to one side and the bedroom wing to the other, and an easily maintained secluded garden to rear.

The generous and immaculate accommodation on offer comprises an impressive vestibule with ceramic tiled floor, space for furniture and feature door with triple windows above to a wide and welcoming reception hall with hardwood flooring and direct access to the double integral garage. There is a useful walk-in cloakroom with space for storage and a particularly generous double bedroom enjoying peaceful views over the front garden, currently used as an impressive study with ample room for furniture. Adjacent is a most stylish and modern bathroom with bath and hand shower, mirror fronted illuminated & white hi-gloss vanity units, ceramic tiled flooring, extractor fan, and chrome heated towel rail. 

An attractive turned staircase with illuminated sun tunnel leads to a most spacious and light gallery landing with access to all accommodation. French doors open to a superb, dual-aspect dining room with laminate wood-effect flooring and ample space for dining, the dining table and chairs as seen, are also available by separate negotiation.

To either side of the dining room are attractive part glazed panel doors, one leading to a lovely spacious and light triple-aspect breakfasting kitchen, fitted with hi-gloss champagne wall, base and display units with ambient lighting, marble-effect laminate worktops, a contrasting tiled splash back with feature tiles, and a splendid central unit with drawers and solid beech worktop with a pan rack above. Appliances include a 4-ring gas range with griddle and large ceramic hot plate, 2 ovens, grill, and pan drawer with matching extractor canopy above and there may be scope to open the kitchen into the dining room should an open-plan option be preferred. The separate utility with matching wall and base units has a single sink, automatic washing machine and the upright fridge freezer (which is available by separate negotiation), and there is a door to the garden.

The wow factor to this property is the splendid dual aspect sitting room which enjoys triple windows to the front and double patio doors to the rear opening to a raised patio. There is a focal point decorative fireplace with marble hearth and Dimplex wood-burner style electric fire, ample space for furniture and a wonderful built-in bar area with base drinks cabinet and integrated fridge, making this a perfect room for entertaining.

The bedroom wing has 3 further double bedrooms, two of which are dual aspect with views to the side of the garden and towards the summer house, one with double sliding mirrored wardrobes and the other currently used as a snug, with loft access. The exceptionally spacious L-shaped master bedroom enjoys a triple aspect and hardwood flooring and plenty room for furniture. Double mirrored sliding doors open to large walk-in dressing room with window to side and hanging rails either side. Adjacent is lovely en-suite bathroom with bath with overhead shower, Amtico tile effect flooring, chrome heated towel rail and opaque window to side. There is a separate family shower room with a curved shower enclosure with wet wall panelling and mains shower, Amtico tile effect flooring, an illuminate mirror and opaque window to the side, and to the hall is a large walk-in laundry cupboard with shelving and loft access.

Gas central heating is installed, all windows are double glazed and there is fresh neutral decoration and ample storage throughout. 

EXTERNAL

Externally the property enjoys a private, low maintenance terraced rear garden laid to chipped stones with lovely, terraced stone walls interspersed with specimen trees and shrubs, climber adorned walls and ample space for planted pots and tubs. There is a most delightful summerhouse with electricity for year-round use and two patio areas, ideal for al fresco’ dining and space to relax in privacy and seclusion in the sunshine, the garden table & six chairs are included. There are 2 timber sheds, 2 outside taps, a fountain and rotary dryer.  To the front is a large monobloc driveway leading to a double garage with remote roller doors, with a charming, chipped garden with meandering path with feature bridge and mature shrubs and sun dial leading to a peaceful patio area to enjoy the morning sunshine.

Early viewing is very highly recommended to appreciate the quality, presentation and highly desirable location of this delightful property which would make the most superb family home.

Home Report valuation £465,000.

GENERAL INFORMATION

It is proposed to include all fitted floor coverings, carpets, (remove curtains), blinds and light fittings (excluding the lights to the downstairs hall and master bedroom) in the sale, together with the appliances as stated in the schedule, the summerhouse, timber sheds and garden table & chairs. The dining table & chairs and upright fridge-freezer are available by separate negotiation.

ROOM SIZES:

GROUND FLOOR:                                  

VESTIBULE                        - 7’ x 6’                   (2.13m x 1.83m approx)

INNER HALLWAY             - 10’2” x 6’             (3.10m x 1.83m approx)                            

BEDROOM 4                    - 13’10” x 11’1”     (4.22m x 3.38m approx)

BATHROOM 2                  - 8’ x 5’8”               (2.44m x 1.73m approx)

WALK-IN CUPBOARD     -      6’10” x 4’7”  (2.08m x 1.40m approx)

INT DOUBLE GARAGE    -     23’ x 19’         (7.01m x 5.79m approx)

FIRST FLOOR:

LANDING                         -      12’7” x 4’7”   (3.84m x 1.40m approx)

BEDROOM WING OFF

LOUNGE                          -      22’11” x 12’   (6.99m x 6.66m approx)

DINING ROOM               -      12’4” x 12’      (3.76m x 3.66m approx)

BRAKFASTING KITCHEN -      16’3” x 10’11”(4.95m x 3.33m approx)

UTILITY ROOM               -       10’4” x 6’3”   (3.15m x 1.91m approx)

MASTER BEDROOM      -       16’10” x 11’2”(5.13m x 3.40m approx)

DRESSING ROOM          -       11’2” x 6’        (3.40m x 1.83 approx)

EN-SUITE BATHROOM -       7’2” x 6’          (2.18m x 1.83m approx)

BEDROOM 2                  -        13’1” x 10’1” (3.99m x 3.07m approx)

BEDROOM 3                  -        13’1” x 9’10”  (3.99m x 3.00m approx)

BATHROOM 1               -         7’11” x 6’        (2.41m x 1.83m approx)

BOILER CUPBOARD     -          6’ x 3’10”        (1.83m x 1.17m approx)

HOME REPORT ACCESS:

Reference: HP651663

Postcode: PH2 7BQ

LOCATION

From the city centre, travel across the old Perth Bridge, going straight ahead at the lights, up Lochie Brae, going straight ahead at the lights, bearing right at top into Muirhall Road. Continue along the road and just before the park on the right-hand side there is For Sale sign along with a wooden sign for The Orchard which is via a private road. Follow the road around entering the private cul-de-sac and No. 2 is the second house on the left.

Entry: By arrangement.

Council Tax: Band G.

EPC Rating: Band C.