19 Pannanich Road Ballater, AB35 5PA

Aspc ref: 370172

Price over £340,000

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4 Bedrooms 3 PublicRooms 3 Bathrooms 178 m2 EPC D Council Tax Band G

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4 Bdrm Detached Executive dwellhouse. Ground flr: Hall. Lounge/Dining rm on open plan. Sun lounge. Cloakrm with wc. Dining kitch. Bdrm with ensuite. 1st flr: 3 Bdrms. 1 with ensuite. Bathrm (CT band - G). Garden. Garage. Parking. Price over £340,000 Entry by arr. Viewing contact solicitors. (EPC band - D).

Description

Situated within an exclusive development in the popular village of Ballater on Royal Deeside, this impressive Four Bedroom Executive Detached family home has been built to a high specification by Scotia Homes. In excellent condition, this idyllically positioned property enjoys a pleasant outlook of Craigendarroch hill and splendid views from the rear towards Craig Coillich and Pannanich woods. Enjoying the comforts of Oil Central Heating and Double Glazing, the property has been well maintained and is attractively presented throughout. All carpets will be included in the sale along with the washing machine and tumble drier making this an excellent purchase. The property is surrounded by well-designed low maintenance gardens comprising shrubs and borders with mature flowers and an enclosed back garden with patio and seated area ideal for alfresco dining. The front garden is mainly laid to lawn, granite chips with mature bushes and there is a loc bloc driveway providing off-street parking for 2 cars. Single garage with up and over door.

ACCOMODATION: Ground floor: Hall, Lounge, Dining room, Sun Room, Dining Kitchen, Cloak Room, Utility room, Double Bedroom with en-suite shower room. First Floor: Master Bedroom with en-suite shower rm. 2 further Bedrooms, Family Bathroom. Oil Cent Heat. Double Glazing. Integral Garage. Driveway. Garden.

CENTRAL HALL:Enter via a hardwood door with glazed panels into the central hallway giving access to the rooms on the ground floor. There is a built-in cupboard housing the hot water tank and a built-in storage cupboard with hanging rail and shelf, telephone point, power point and smoke detector. There is also a useful open storage area beneath the stairwell leading to the first floor accommodation. Solid wooden flooring.

LOUNGE: (5.10 x 4.11m approx.) with open plan DINING ROOM: This is a very comfortable bright and airy room with open access to the Dining Room. A particular feature of this room is the gas fired coal effect fire with traditional style surround and slate hearth. The décor is in neutral tones with coordinating carpeting. Chandelier style light fitment.TV Point, radiator.

DINING ROOM: (3.39 x 3.18m approx.) The dining room is open plan from the lounge with archway leading into the sunroom. It is ideal for entertaining, with neutral décor, Chandelier style light fitment and a door leading through to the Back Hall.

SUN ROOM: (3.76 x 3.65m approx.)An excellent addition to the rear of the property, the sun room offers pleasant views towards Craig Coillich and Pannanich woods. Perfectly placed to catch the sun, this is an ideal space for relaxing in after a busy day. Wall lights. Solid wooden flooring. Vertical blinds.

CLOAKROOM: (1.94 x 1.10m approx.) With natural light coming from a rear facing window. There is a fitted w.c. and wash hand basin, expelair fan, and tiled flooring.

BEDROOM 1: (4.12 x 2.99m approx.) With en suite Shower Room. A bright and airy room with views overlooking the front of the property and towards Craigendarroch hill. There is a built-in double wardrobe with hanging rail and shelf, a built-in shelved cupboard. The EN SUITE SHOWER ROOM: (2.54 x 1.76m approx) fitted shower cabinet with aqua panel, w.c. and wash hand basin, half height white ceramic wall tiling, expelair fan, shaver point and tiled floor.

DINING KITCHEN: (3.63 x 2.92m approx.) Overlooking the rear of the property this spacious dining kitchen provides ample wall and floor units with marble effect formica worktop and splash back tiles. One and a half bowl sink with mixer tap. Neff fan oven and Samsung hob, cooker hood. Integrated fridge-freezer. Integrated dishwasher. Pendant ceiling light and under wall unit lights. Natural light comes from two large windows overlooking the back garden. There is a door leading into the back garden and a door leading into the Utility Area from the rear of the Garage. Complete with ample wall and floor units with stainless steel sink, automatic washing machine and rear facing window. Solid wooden flooring.

FIRST FLOOR: There is an attractive open staircase with wooden banister and spindles leading to the first floor accommodation. Natural light is provided by a velux window.

UPPER HALL: With a hatch to loft area. Pendant ceiling light and power point.

MASTER BEDOOM: (7.12 x 3.92m approx) with en suite Shower Room. This is a spacious and impressive room with windows to the front and rear. Large built-in double wardrobe with hanging rails. Power points. Radiator. Fitted carpet. EN SUITE SHOWER ROOM: (1.63 x 1.22m approx) Shower cabinet with aqua panel, w.c. and wash hand basin, ceiling light, partial ceramic wall tiling, expelair fan, and shaver point. Radiator. With natural light coming from a Velux window.

BEDROOM 3: (3.61 x 3.58m approx) Another good sized bedroom overlooking the front of the property with built-in double wardrobes, fitted carpet, ceiling light, radiator and power points.

BEDROOM 4: (4.92 x 2.71m approx) Overlooking the front of the property with fitted carpet, ceiling light, radiator and power points.

FAMILY BATHROOM: (2.88 x 2.50m approx) Spacious Family Bathroom fitted with a 3 piece suite comprising bath with overhead shower, w.c and wash hand basin. Two opaque windows to the rear. Shaver point. Radiator. Wall tiling, ceiling light and extractor fan. Vinyl tile effect flooring.

OUTSIDE: A driveway leads to the single garage with up and over door offering ample garage space with fluorescent strip light, power points and door leading to the utility room. The front garden is low maintenance and there is ample off-street parking. The enclosed back garden comprises paved patio area with rotary clothes drier and outside light. Oil tank.

DIRECTIONS: Travel from Aberdeen to Ballater on the main North Deeside Road (A93). On entering Ballater take the first road on the right, then right again. A short distance ahead turn left and Pannanich Road is at the end and No 19 is on the left.

LOCATION Ballater lies 42 miles West of Aberdeen amid beautiful countryside in the Cairngorms National Park. This attractive, friendly, village features a wide range of shops, restaurants and hotels, a medical centre and offers many other activities and events such as the Ballater Walking Week, Victoria Week and the Ballater Highland Games. Ballater Primary School has an excellent reputation with secondary education at nearby Aboyne Academy. Situated in the heart of Royal Deeside, Ballater is an ideal centre for outdoor pursuits which include superb walking and cycling opportunities, riding, many good golf courses, gliding and in the winter months, skiing at both Glenshee and The Lecht. Other local sporting pursuits include deer stalking, pheasant and grouse shooting and fishing on the River Dee. With a good road and regular bus service to Aboyne and beyond, the town is within easy commuting distance of Aberdeen, in particular the rapidly developing commercial areas to the west of the city at Westhill and Kingswells.

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Laurie & Co

4 Bridge Street Ballater AB35 5QP

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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.