20 Eastmill Road Brechin, DD9 7EL

Aspc ref: 358684

Price over £175,000

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3 Bedrooms 1 PublicRooms 2 Bathrooms 114 m2 EPC C Council Tax Band D

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3 Bdrm Semi-detached Dwellhouse. V/bule. Lounge. Kitch/Dining rm/Family rm on open plan. Bathrm. Bdrm. 1st flr: 2 Bdrms 1 with ensuite (CT band - D). Garden. Parking. Price over £175,000 Entry by arr. Viewing contact solicitors. (EPC band - C).

Description

The city of Brechin is situated between Aberdeen and Dundee just off the A90 dual carriageway and within easy commuting distance of Montrose, Arbroath, and Forfar. The town has 2 primary schools and Brechin Community Campus and Leisure Centre with a swimming pool is located within a short drive and it also provides secondary education for the teenagers. There are health clinics and dental surgeries in the town as well as a wide range of shops ranging from the high street multiples to traditional local retailers. The county of Angus offers an unrivalled range of leisure pursuits for the active family with hillwalking, hunting and fishing being available widely throughout the area. The “Glens” and the Cairngorm National Park are an attraction for the outdoor enthusiast. Golfers are particularly well catered for with a wide range of courses on offer locally.

The property, a deceptively spacious Semi-detached Villa was constructed by DJ Laing of Carnoustie during 2008 and it has been well maintained over the years. It has been fully upgraded and modernised by its current owner to provide modern open-plan living and offers extremely comfortable accommodation by today’s expectations. The rooms are well proportioned and in excellent internal condition with many fine features and quality extras included in the sale. It benefits from full insulation, double glazing and gas central heating which ensure that it is economical to heat. The accommodation comprises elegant lounge, modern fitted kitchen with open plan dining room/family room, bedroom 3 and luxury bathroom on the ground floor; while upstairs there are 2 double bedrooms and an en-suite shower room. There are highly attractive gardens to the front and rear with a large sun deck for relaxation. The large driveway provides ample off street parking for the family’s cars and a building warrant currently exists for a potential future garage. Early viewing is strongly recommended to fully appreciate the value for money offered by this superlative semi-detached villa which offers ideal accommodation for the growing family.

Accommodation

A double glazed security entrance door gives access to the entrance vestibule which leads directly into the lounge by way of a fully glazed door. A cupboard provides storage on shelving and coat hooks and also houses the electrical consumer unit. Fully activated burglar alarm system. There is Kahrs Swedish timber engineered flooring which continues throughout the ground floor living areas.

Lounge This is a beautifully presented public room with a semi-bay window to the front which enjoys a pleasant northerly aspect over the cul-de-sac. A recessed stairway leads to the bedrooms and en-suite shower room on the upper floor. Other features include spotlights, decorative coving, PIR sensor, telephone point, TV point. An open area leads through to the kitchen/dining room / family room. Recessed down lighters with movement sensitive controls, front door bell and a heat detector.

Kitchen/Dining Room/Family Room This open-plan area occupies the full width of the property and is some 8.5m (28 feet) long. It consists of a modern fitted kitchen with substantial storage/workspace in wall and floor mounted units with beech veneered doors with stainless steel handles and matching dark laminate worktops. The Smeg gas hob, Lamona fan assisted oven, extractor hood, and the following integrated items: Indesit dishwasher, Indesit Fridge Freezer and Smeg laundry centre are all included in the sale. Stainless steel sink and drainer with tiled splash backs, recessed down lighters, with a window overlooking the garden in a southerly direction, vertical radiator and breakfast area. A UPVC door gives access to the rear garden. The formal Dining Room/Family Room is ideal for entertaining. This room also has a window to the rear which enjoys a pleasant southerly aspect. Dimmer switch to light fitting.
Note: The Dining Room could easily be converted back into a fourth bedroom if required.

Bathroom Modern fitted bathroom with white suite which comprises twin flush back to wall toilet, vanity style wash hand basin with low-level storage and bath. There is ceramic tiling to ceiling height around the sanitary ware. Feature Italian ceramic tiled floor with thermostatically controlled underfloor heating, centrally heated chrome ladder towel rail, track lighting and extractor fan.

Bedroom Three Located on the ground floor the third bedroom is an ideal guest bedroom which is beautifully presented. There is a window to the front which enjoys a pleasant aspect over the cul-de-sac. Storage with shelving and a hanging rail for clothes is provided by the adjacent under stair cupboard.

Upper Floor Accommodation There is a small landing with a Velux window which provides natural lighting, recessed down lighters, smoke alarm.

Bedroom One The master bedroom is a bright and spacious double which is beautifully presented. The coombed ceilings are a pleasing feature. There are two Velux windows with integral Velux blackout blinds. These windows provide a pleasant aspect in a southerly direction to open countryside on the horizon. There is a double fitted wardrobe with hanging rails, shelving and rich copper coloured mirrored glass sliding doors. Sky TV point. An application for Building Warrant is currently ongoing to provide a dormer window similar to that of Bedroom Two to replace the Velux rooflights.

En-suite Shower room Modern fitted en-suite shower room with white suite which comprises twin flush back to wall toilet, vanity style wash hand basin and shower cubicle with Mira Sport electric shower fitment and front entry folding glazed shower door. There is ceramic tiling to ceiling height on all walls, feature Italian ceramic tiled floor with thermostatically controlled underfloor heating, extractor fan, recessed down lighters, centrally heated chrome ladder towel rail, fitted mirror.

Bedroom Two The second bedroom is a large bright and spacious double which is in immaculate order. There is a feature dormer window to the front which enjoys a pleasant aspect, a ceiling hatch gives access to the attic, track lighting. Double fitted wardrobe with hanging rail, shelving and mirrored sliding doors.

Extras All carpets, the hob, oven, extractor hood, integral dishwasher, laundry centre and fridge freezer are included in the sale.

Central Heating A gas-fired central heating system has been installed. The Worcester boiler is located in the kitchen.

Double Glazing All windows are fitted with double glazed sealed units in UPVC frames. Bedroom three has secondary glazing for additional sound insulation.

Gardens To the front the garden has been overlaid with forest bark with an extensive range of shrubs and feature trees all of which are easily kept. External light. The rear garden is totally enclosed by timber fencing and consists of a large L –shaped sundeck which is a ‘sun-trap’. External lighting, water tap, bin storage area, timber shed and a timber gate gives access to the side / front of the property. There is a large lawn with a highly attractive shrubbery which is extensively stocked as well as a range of herbs. There is also an area for vegetables and soft summer fruits. There are timber sleeper steps which lead down to an open lower area at the bottom of the garden which features a timber sleeper seating area which is laid in red chips. Adjoining mature trees also border the southern end of the garden which further enhances the privacy factor whilst providing views to the open countryside in winter.

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Solicitor

Shiells

31a St. David Street Brechin DD9 6EG

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The foregoing particulars are being distributed on behalf of the Selling Solicitors by Aberdeen Solicitors' Property Centre Ltd. of 40, Chapel Street, Aberdeen AB10 1SP (Tel: 01224 632949). Whilst the particulars have been prepared with care and are believed to be accurate, no liability for any errors or omissions therein or the consequences thereof will be accepted by the Selling Solicitors or Aberdeen Solicitors' Property Centre Ltd. © Aberdeen Solicitors' Property Centre and Selling Solicitors.