ANGRA CAMPMUIR BY COUPAR ANGUS PH13 9LN GUIDE PRICE 297,500 EPC D. 7 South St. John s Place, Perth PH1 5XB. Tel (01738) Fax (01738)

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1 ANGRA CAMPMUIR BY COUPAR ANGUS PH13 9LN DETACHED UNIQUE VILLA HALL LOUNGE DINING ROOM DINING KITCHEN SUN ROOM UTILITY ROOM THREE DOUBLE BEDROOMS GUIDE PRICE 297,500 EPC D ENSUITE SHOWER ROOM BATHROOM OIL CENTRAL HEATING TRIPLE GLAZING GARDEN DOUBLE GARAGE 7 South St. John s Place, Perth PH1 5XB. Tel (01738) Fax (01738) ea@kippencampbell.co.uk

2 ROOM SIZES LOUNGE DINING ROOM DINING KITCHEN SUN ROOM UTILITY ROOM BATHROOM BEDROOM 1 ENSUITE SHOWER ROOM BEDROOM 2 BEDROOM 3 17' 4 x 17' 2 (5.28m x 5.23m) 14' 11 x 8' 7 (4.55m x 2.62m) 15' 10 x 11' 2 (4.83m x 3.40m) 12' 1 x 11' 1 (3.68m x 3.38m) 10' 7 x 10' 5 (3.23m x 3.18m) 9' 6 x 6' 5 (2.90m x 1.96m) 15' 8 x 11' 9 (4.78m x 3.58m) 11' 6 x 6' 3 (3.51m x 1.91m) 15' 8 x 15' 7 (4.78m x 4.75m) 13' 5 x 11' 3 (4.09m x 3.43m) GENERAL INFORMATION This unique detached Villa is located within a picturesque rural location with lovely views across the surrounding countryside and is finished to a high standard. The property offers spacious family accommodation throughout and is immaculately presented. Angra is situated within the hamlet of Campmuir, a short distance from the village of Woodside and town of Coupar Angus and with Perth and Dundee being both, approximately, 12 miles away. Angra is ideally located within easy commuting distance of Perth, Dundee and Forfar. Coupar Angus has a range of shops providing for day to day needs. The local primary school is in Burrelton with secondary schooling catered for in Perth and Blairgowrie. DIRECTIONS Take A94 from Perth to Burrelton/Woodside and continue through the village until reaching the crossroads and turn right, signposted Abernyte/Inchture. Campmuir is approximately 3/4 of a mile along the road and Angra is on the left hand side. ACCOMMODATION HALL An L shaped hall giving access to the ground floor accommodation with the exception of the sun room and with the stairs to the upper level. Two good sized storage cupboards. Side access door to garden. Laminate flooring. DINING ROOM Currently used as a dining room but equally suitable as a 4 th bedroom. Triple glazed window to the front with deep sill. DINING KITCHEN Very well fitted with a good range of floor standing and wall mounted units with complimentary granite work surfaces, under unit lighting and splash back tiling. Stainless steel sink unit. Integrated appliances comprise ceramic hob with extractor hood above, oven, microwave and fridge freezer. T.V and phone points. Front facing triple window with deep sill. Ample space for table and chairs. Tiled floor. French door to:

3 SUN ROOM A bright room with triple glazed windows on three aspects. T.V and satellite points. BATHROOM Fully tiled and fitted with a WC, wash hand basin and bath. Display shelf. Extractor fan. Rear facing triple glazed window. LOUNGE A pleasant, very spacious room with triple glazed windows on two aspects allowing a good degree of natural light and French doors out to the decking area. Beautiful views of the surrounding countryside and out towards the Grampian Hills. T.V, phone and satellite points. UTILITY ROOM Fitted with a range of floor standing and wall mounted units with complimentary work surfaces and splash back tiling. Deep ceramic sink. Space for automatic washing machine and tumble dryer. Central heating boiler. Airing pulley. Laminate flooring. Access door to garden. UPPER LANDING A spacious landing area with space for occasional furniture. Access hatch with retractable ladder to large partially floored attic. Good sized storage cupboard with shelving and work surface which also houses the hot water tank (which has an immersion heater). Shelved storage alcove. BEDROOM 1 A spacious double bedroom with front facing triple glazed window. Two built-in wardrobes with mirror sliding doors. Ample space for free standing bedroom furniture. Coombed ceiling. T.V point. ENSUITE SHOWER ROOM A Jack n Jill shower room with access door to hall. Fully tiled and fitted with a WC and wash hand basin in vanity unit. Separate shower cubicle with wet wall finish and with electric shower. Triple glazed window to the front. Ladder style radiator. Extractor fan. Karndean flooring. BEDROOM 2 A further spacious bedroom with study area. Rear facing triple glazed window with splendid views across the surrounding countryside and out towards the Grampian Hills. Ample space for free standing furniture. Coombed ceiling. T.V and phone points.

4 BEDROOM 3 Double bedroom with front facing triple glazed window. Built-in wardrobe. Coombed ceiling. Ample space for free standing furniture. GARAGE A double garage with one electric and one manual up and over doors. Side access door and window. The garage has power, light and water tap. EXTERNAL The property is surrounded by high boundary hedging giving a good degree of privacy to the rear. Low boundary wall to the front. A gravel driveway leads to the garage allowing parking for a number of cars. To the front the area is laid mainly with gravel chips for ease of maintenance. Shrub borders. To the rear the garden is laid to lawn with shrub borders. There is a large area of decking on two levels enjoying the lovely views out across the Grampian Hills. Shed and summer house. The oil tank is discretely situated in the rear garden. There are 4 external security lights, 2 of which can be permanently switched on. Alarm system installed. ITEMS INCLUDED All floor covering, light fittings (except the light fitting in the dining room) and blinds where fitted. Appliances as stated in the kitchen. VIEWING Full details of this property can be viewed on our website: and at pspc.co.uk. To arrange to view please contact Kippen Campbell Property Services, 7 South St John s Place, Perth. Telephone Alternatively, outwith office hours, contact clients on: NOTE Any electrical appliances including any central heating systems are not warranted by the agents. Purchasers should satisfy themselves as to their condition. The measurements have been taken by an ultrasonic distance measurer and are therefore approximate. NOTE The subjects are being sold on behalf of clients of Anderson Beaton Lamond, Solicitors, Bordeaux House, 31 Kinnoull Street, Perth.

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6 While the sales particulars are believed to be correct, they are not guaranteed by the centre, or Solicitors, and do not form part of any offer to sell. Prospective purchasers should note that neither the centre nor the solicitors can guarantee that notice of a closing date for offers will be advised ad consequently the property may be sold without notice. No responsibility can be accepted for any expenses incurred by intending purchasers in inspecting or surveying properties which have been sold or withdrawn.

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