2 Edward Avenue Banff, AB45 1BF

Aspc ref: 364421

Price over £279,000

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5 Bedrooms 3 PublicRooms 3 Bathrooms 201 m2 EPC D Council Tax Band F

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5 Bdrm Detached Villa on 2 flrs. Hall. Lounge. Dining kitch/Family rm on open plan. Utility rm. Shower rm. 5 Bdrms. Bathrm. Games rm. Shower rm & Sauna (CT band - F). Garden. Double Garage. Parking. Price over £279,000 Entry by arr. Viewing contact solicitors. (EPC band - D).

Description

Superior five bedroom detached villa, with integral double garage, occupying a large corner site and located in a prime residential area of Banff close to the Secondary school and most local amenities.

This spacious and extremely well presented property is in an excellent state of decoration and is tastefully finished to a very high standard. Features of the property include the spacious Lounge with excellent views, the large and well-appointed Kitchen/Dining/Family Room and the Fitness/Games Room with Shower Room and Sauna. White panelled doors have been fitted throughout. All carpets and blinds are included in the sale. Also included are some curtains and light fittings. Gas central heating and double glazing. Ample power points throughout.

Banff is situated on the Moray Firth coast at the mouth of the River Deveron and is renowned for its historic and tourist interest. Lying approximately 46 miles from Aberdeen, Banff has a good range of shops, schools and other local services. Recreational facilities such as golf, fishing, bowling, swimming, sailing and other water sports are all within easy reach.

ACCOMMODATION

Entrance Hallway Enter through glazed exterior door with matching side panels to spacious split-level Hallway with ceramic tiled entrance; two cupboards, one shelved and one housing the hot water tank; hatch to attic; 2 radiators; 2 ceiling lights; doors to Bedrooms, Bathroom and Shower Room; 3 steps lead down to Lower Hallway.

Lower Hallway The lower hallway gives access to the Kitchen/Dining/Family Room, the Utility Room and the spacious Lounge. Ceiling light and radiator.

Lounge - 6.26m x 4.65m (20’7” x 15’3”) approx. This bright and spacious double aspect lounge has a window to the side and French doors to the front opening onto balcony and giving excellent views over the surrounding countryside; 2 ceiling lights; 2 radiators. (the wall mounted T.V. is to be removed and is not included in the sale)

Kitchen/Dining/Family Room – 7.22m x 4.23m (23’9” x 13’11”) approx. This double aspect well-proportioned room has 2 windows to the side overlooking the garden and window to the rear overlooking the rear decking area; base and wall units in a white finish with wood effect worktops; matching breakfast bar; 1½ bowl sink and drainer with mixer tap; range style cooker with ceramic hob, double oven and grill; chimney style cooker hood; glass splash backs; space for American style fridge/freezer; down lights; 2 radiators; wood effect laminate flooring. (The fridge freezer is to be removed and will not be included in the sale but may be available by separate negotiation)

Utility Room Window to rear; base and wall units in cream finish with wood effect worktops; stainless steel sink and drainer with mixer tap; space for washing machine and tumble drier; hatch to attic; down lights; radiator; wood effect laminate flooring. (The washing machine and tumble drier are not included in the sale but may be available by separate negotiation)

Shower Room Frosted window to rear; part tiled; 3 piece white suite comprising W.C., wash-hand basin and separate shower enclosure with wet wall panelling and glass door; ladder style towel rail/radiator; ceiling light; ceramic tiled flooring.

Bedroom 1 – 3.24m x 2.10m (11’8” x 6’11”) approx. This room is currently used as a beauty room but could easily be used as a bedroom. It has a window to the front; back-wash basin; ceiling light; radiator.

Bedroom 2 / Master Bedroom – 4m x 3.48m (13’2” x 11’5”) approx. Window to side; built-in wardrobes along one wall; ceiling light; radiator.

Bedroom 3 – 3.33m x 2.93m (10’11” x 9’8”) approx. Window to rear; built-in wardrobe with sliding doors; ceiling light; radiator.

Bedroom 4 – 3.33m x 2.95m (11’4” x 9’8”) approx. Window to side, built-in wardrobe with sliding doors; ceiling light; radiator.

Bathroom Frosted window to side; 3 piece white suite comprising W.C., built-in vanity unit with inset wash-hand basin and large sunken “jet” spa bath with colour changing lights; part tiled; chrome effect ladder style towel rail/radiator.

Bedroom 5 /Study – 3.11m x 2.01m (10’2” x 6’7”) approx. Window to side; down lights; radiator.

Fitness/Games Room – 9.29m (at widest) x 4.45m (at widest) (35’ x 14’7”) approx. Although currently used as a fitness/games room it may be possible to utilise this area into a Granny Annex or similar. There are French doors along one wall looking out towards the large decked area; along two walls is a large drinks bar with base and wall units and integrated fridge; down lights; 3 radiators; wood effect vinyl flooring; door to Shower Room and Sauna.

Shower Room and Sauna Fully tiled shower room with 3 piece white suite comprising W.C., wash-hand basin and separate tiled shower enclosure with bi-fold glass door; 2 high level storage cupboards; chrome effect ladder style towel rail/radiator; down lights; black “sparkle” effect tiled flooring; glass door to Sauna.

OUTSIDE Steps lead up to the front door of the property. To the front and one side of property the garden has been landscaped to form a rockery with mature trees and shrubs. To the other side of the property the garden is laid mainly in lawn with mature trees and shrubs. There is a large decked area at the rear laid on two levels with spot lights on each of the steps leading down to the lawn.

Double Garage With manual/remote control up and over door; power and light; water tap. There is ample parking for 2 – 3 cars.

Services All mains services: gas, electricity, water and drainage.

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Solicitor

Alexander George & Co

25 High Street Banff AB45 1AN

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