12 Balbithan View Kinmuck, Inverurie, AB51 0LF

Aspc ref: 359091

Price over £499,950

4 Bedrooms 3 PublicRooms 2 Bathrooms 227 m2 EPC C Council Tax Band G

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4 Bdrm Detached Executive villa. Ground flr: V/bule. Reception hall. Cloakrm with wc. Lounge. Kitch/Dining rm on open plan. Family rm. Sun lounge. 1st flr: 4 Bdrms 1 with ensuite. Bathrm (CT band - G). Garden. Double Garage. Parking. Price over £499,950 Entry by arr. Viewing contact solicitors. (EPC band - C).


Arguably on the prime plot situated at the end of Balbithan View, this immaculately presented and particularly spacious executive detached villa is situated in an idyllic setting in the heart of the village of Kinmuck, with a shelter of established trees, surrounded by open countryside and beautiful scenery. The versatile and well proportioned accommodation spans two levels, it is decorated throughout in a neutral paint finish with solid oak flooring, cream carpets and ceramic tiles, complemented by window blinds, pelmets and stylish drapes, and offered for sale in pristine, ready to move into order. Its qualities are further enriched by the installation of a Sonos sound system with ceiling speakers, there is theatre spec mood lighting, Villeroy & Boch sanitaryware, Grohe taps, and a well appointed double garage with development potential. The garden has been thoughtfully landscaped and the driveway has been completed in a cover of Cotswold stone gravel. An ideal family home with a spacious interior and generous outdoor space, viewing is strongly recommended to appreciate its many fine qualities and delightful location.

On the ground floor there is an entrance vestibule with cloaks cupboard, with half-glazed double doors to a wide and welcoming reception hallway. The hallway has an understair cupboard, a cupboard housing the sound system controls, and a cloakroom with toilet and basin. The formal lounge has a triple aspect outlook and superb panoramic views. There is a window to the front, a bay window to the side with plantation blinds, and south facing half-glazed patio doors that open to the garden. A stone fireplace with a gas operated pebble fire provides an additional focal point. The kitchen and dining room are on open plan. The dining area has a window that overlooks the front garden, whilst the kitchen enjoys a rear outlook and rural vista. The kitchen features a wide range of cream Shaker style wall and base units with granite worktops and upstands: it has a gas hob, electric oven, microwave oven and warming drawer, stainless steel extractor, dishwasher, and an American style fridge freezer. Next door is a utility room with a door to the garden, with a range of matching Shaker style cupboards, stainless steel sink and space for a washing machine and tumble dryer, with a large airing cupboard with hanging rail housing the central heating boiler and hot water cylinder. The family room opens from the kitchen, which leads to the sun room on a lower level. The family room has twin aspect windows and ample space for relaxed seating, whilst the lower sun room has windows on three sides with double half-glazed doors leading to the garden terrace. The family room benefits from surround sound ceiling speakers.

Upstairs, the large galleried landing has a shelved linen cupboard, double hatch access to the attic (with light, power and part-floored), and a window to the front that bathes the area in light. The master bedroom has three double built-in wardrobes, there are French doors that open to a Juliette balcony with far reaching and uninterrupted views. The fully tiled en-suite has a large, walk-in monsoon shower with moveable shower fittings, there is a vanity unit with basin, as well as a toilet, and a window to the front providing light and ventilation. A second bedroom to the front has a triple built-in wardrobe, bedroom 3 has a double built-in wardrobe and a window to the rear, whilst the fourth double bedroom has two double built-in wardrobes and a rear outlook. The family bathroom with window to the side completes the accommodation and comprises a bath with shower spray, a separate shower, toilet and wash basin with storage unit. The upstairs bathrooms, master bedroom and bedroom 3 benefit from the integrated sound system.

Accommodation: GF: Entrance Hall: 7'5 x 5'11 Hallway: 10'6 x 13'6 Lounge: 17'4 x 21'3 Family Room: 14'1 x 13'8 Play Room: 14'2 x 12'1 Kitchen/Diner: 14'8 x 29'5 Utility Room: 6'2 x 8'9

FF: Hallway: 16'9 x 13'6 Master Bedroom: 11'11 x 19'0 En-Suite: 8'0 x 7'6 Bedroom 2: 15'5 x 11'1 Bedroom 3: 12'5 x 10'9 Bedroom 4: 9'5 x 11'6 Bathroom: 8'8 x 6'2

Location Kinmuck is a small, north east of Scotland village located within easy reach of Aberdeen (25 minute drive), Dyce international Airport (15 minute drive) and the market town of Inverurie, some 2 miles away, which offers a wide variety of amenities for all day-to-day requirements. The village has a fast broadband service and is in the catchment for highly regarded Keithhall Primary School and Inverurie Academy, both served by school buses from the village. Outdoor pursuits in the vicinity include forest walks and cycle routes, horse-riding, a choice of inland or links golf courses, as well as fishing and ski-ing in the winter season.

Directions Leave Aberdeen towards Inverness on the A90 and exit the dual carriageway at Blackburn. Turn right towards Hatton of Fintray and continue to the junction signposted Kinmuck 2 miles. On entering the village, turn left on to Balbithan View, veer left and No 12 is the last property at the end of the cul-de-sac.

Garden The garden grounds extend to some 0.3 acre and comprise extensive lawns which are enclosed by fencing, bay hedges and drystone dykes. At the rear, with gate access from the front, and with a stunning south facing outlook with spectacular far reaching views, there is a large paved patio, a garden shed, water tap and a rotary dryer. The garden has a variety of shrubs and trees and there is a ground cover of Cotswold stone gravel over the driveway and footpaths. At the front of the house there is a raised and lined oak bed with drainage which is planted with Eucalyptus, grasses and lavender. The property further benefits from shared ownership of extensive private grounds to the front and paddock (approximately one acre) to the rear which are mostly laid to lawn.

Garage & Parking A sizeable detached double garage with pitched slate roof has 2 up and over electric doors, power and light. It has been painted, the floor has been sealed and it has industrial strength pvc tiles. A boarded attic is reached by a heavy duty pull-down ladder and, there are 2 Velux windows. There is opportunity to convert the loft into further living space subject to the usual planning consents. A water tap and electric points are connected externally. There are security lights fitted.

There is driveway parking for numerous cars.

Fixtures and Fittings All carpets, window blinds, light fittings, bedroom and kitchen televisions, and integral kitchen appliances are to be included in the sale. The curtains are also to remain, with the exception of those in the formal lounge which are available by separate negotiation. The gardening equipment is also available for purchase separately. The external lights surrounding the house and garage have recently been replaced with high-quality Danish fittings. All external woodwork to the property was re-painted in 2016.

Services Oil fired central heating. Double glazing. Security entry system. Sonos sound system. Theatre spec lighting system. Septic drainage.

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Ledingham Chalmers LLP

4 Alford Place Aberdeen AB10 1YD


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