9 Woodlands Avenue, Kirkcudbright, DG6 4BP D28921 GUIDE PRICE 290,

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1 Solicitors & Estate Agents Property Office 3 St Cuthbert Street KIRKCUDBRIGHT Tel: Woodlands Avenue, Kirkcudbright, DG6 4BP Surprisingly spacious family home enjoying excellent views to the west, and very well suited to those with an interest in Arts and Crafts, or as a B&B. Accommodation: Hall, Living Room, Sun Room, Kitchen, Bathroom, Study, 3 Double Bedrooms (2 En-suite), Rear Hall Extension: Shower Room, Living Room/Studio, Double Bedroom GUIDE PRICE 290,000 Double Garage, Beautiful Garden REF: D28921

2 9 Woodlands Avenue is a much larger property than is apparent from the road, with a generous extension behind the garage. It enjoys a superb location only a 5 minute walk from the centre of town, and yet on a peaceful road adjacent to the Barhill Woods. The houses on this side of Woodlands Avenue enjoy some of the best views in Kirkcudbright: over the estuary and down towards the sea (the Isle of Man can be seen on a clear day), and inland towards Cairnsmore of Fleet. These views are in a westerly direction and therefore the afternoon and evening sun is enjoyed, with magnificent skyscapes and sunsets often being enjoyed. The present owners have enlarged and improved the accommodation. This has included the addition of the two storey extension behind the garage, which would lend itself to a variety of uses. The present owners have used this area as an Artists Studio, but it would also be very well suited for the use of paying guests. Bed and Breakfast guests could be accommodated here, or the whole extension could be let as one unit for holiday purposes, or as AirBnB accommodation. The house presents as well appointed with an excellent standard of fit and finish, and viewers will appreciate the lovely fitted kitchen, and well equipped bath and shower rooms with features such as wall and ceiling panels and dual flush W.C.s with soft closing seats. The house benefits from upvc double glazing throughout, thermostatic controls to radiators, and electrically operated garage doors. Features such as the ramp to the front door (with low sill), and easily accessed bath (and the fact that Woodlands Avenue is on a bus route) will be of real interest to some purchasers. All carpets and other fitted floor coverings together with all blinds are included in the sale. Curtains are not included, but there are blinds to all windows. Some other items, such as the Bosch dishwasher may be available by separate negotiation. Kirkcudbright is an attractive harbour town situated on the banks of the River Dee. The town itself is of historic and architectural interest with its ancient High Street, Tolbooth Arts Centre, Stewartry Museum and numerous galleries including the newly opened Kirkcudbright Galleries which are of national importance. Long frequented by artists, Kirkcudbright was home to the renowned artist, EA Hornel, one of the Glasgow Boys who lived in nearby Broughton House, now in the care of the National Trust for Scotland. Artistic tradition is maintained today by a flourishing colony of painters and craft workers which has led to Kirkcudbright being named the Artists Town. The southwest of Scotland is a genuinely rural area with its gentle rolling landscape, mild climate and dramatic coastline. The area has a good range of sport and outdoor activities with opportunities to take shooting in the area, fishing on the nearby rivers and of course golf. The Solway is also a popular yachting destination. ACCOMMODATION The front door is reached by two steps or a shallow ramp and has a covered canopy outside the front door which provides shelter from the elements. The upvc front door has a low sill for easy access, and incorporates a letterbox and peep hole with obscure glazed panel to the upper part. HALL 4.59m x 1.21m (15 00 x 3 11 ) 4.03m x 1.30m (13 02 x 4 03 ) Coat hooks adjacent to the front door, radiator. Hatch over to attic space, glazed panel to sitting room allowing borrowed light through to the hall. Recessed LED lights, mains wired smoke alarm. Full height built-in shelved cupboard. Built-in beech wood effect wall-hung units and display shelf. Pine effect vinyl floor. LIVING ROOM 6.31m x 3.95m (20 08 x ) The main living room makes the most of the excellent location with the panoramic window having a low window ledge and allowing the views to the west over the Dee Estuary and to Cairnsmore of Fleet to be best appreciated. There is a further south facing window, and additional natural light from the windows and sliding door opening to the sun room. There is ample space for dining adjacent to the kitchen, and to the sitting part of the room there is a flame effect electric fire. The open fire behind has not been used by the present owners and the chimney is currently capped, but it is understood it was used by the previous owner. Radiators to both the sitting and dining areas. Carpet, venetian blind to main window, roller blind to south facing window, bookshelves, LED ceiling lights, telephone point, sky access. ATTIC The hatch over the hall reveals a pull-down ramsay ladder giving easy access to the attic which has electric light and power. Most of the attic is floored providing extensive space for storage.

3 BATHROOM 2.66m x 1.80m (8 08 x 5 10 ) Easy access bath with lowering seat, wash hand basin mounted over vanity unit with built-in storage, and dual flush W.C. All walls and the ceiling are finished with wall panels. Side facing obscure glazed window with roller blind, ladder towel rail heated by central heating system or electric supply, halogen lights over wash hand basin, mixer shower over bath with shower rail around. STUDY 2.57m x 1.45m (8 05 x 4 09 ) With extensive built-in shelving this room is ideally suited as a study/computer room. Side facing window, radiator. SUN ROOM 4.08m x 2.18m (13 04m x 7 01 ) Dwarf wall with upvc windows above to three sides, the sun room enjoys a superb outlook through virtually 180, from the Isle Of Man to the south right round to the Galloway hills to the north. Roller blinds, pleated blinds, 2 radiators, wall lights & central ceiling lights, carpet. DOUBLE BEDROOM m x 3.01m (10 07 x 9 10 ) This double bedroom has a front facing window, wash hand basin and built-in wardrobe with hanging rail and shelf over behind mirrored doors, and with further cupboard above. Radiator. Carpet. Roller blind. KITCHEN 3.86m x 3.05m (12 08 x ) Fully fitted with floor and wall units finished with primrose wood effect doors, beech wood effect work surface and fully tiled multi coloured splash backs. One and a half drainer sink with mixer tap, tambour unit with roller door, space and plumbing for a dishwasher. Belling range gas cooker with twin ovens, grill and seven gas burners and De dietrich cooker hood over, two windows with roller blinds allowing borrowed light from corridors, pine laminate floor. Extractor fan, under cabinet lighting and LED ceiling lights carbon monoxide detector. DOUBLE BEDROOM m x 3.11m (13 01 x ) Front facing window with radiator beneath. Extensive builtin units along one wall with hanging space and shelving, and open display shelving closest to the door. Built-in cupboards along a second wall again with hanging space and shelving over. Carpet, net curtains, roller blind, telephone point, sky access. EN-SUITE 2.81m x 1.92m (9 02 x 6 03 ) W.C., wash hand basin with mixer tap set over vanity unit with built-in storage, and bath fitted with mixer tap incorporating a hand held shower unit. Fully tiled to all walls, vinyl floor, front facing upvc obscure glazed window, net curtains, electric ladder towel rail, mirror, shaver point. DOUBLE BEDROOM m x 2.76m (12 00 x 9 00 ) Rear facing window enjoying the view over the estuary with radiator beneath. Built-in cupboard with hanging rail and shelf over, carpet, curtains.

4 DOUBLE BEDROOM 5.07m x 3.45m (16 07 x ) This upper room in the extension is full of character with a coombed ceiling, and again enjoys the excellent views across the estuary through 2 windows each fitted with a pleated blind. It could be used as a studio/hobby room, or bedroom, possibly for B&B guests. Radiator, vinyl floor, mains smoke alarm. EN-SUITE 2.71m x 1.18m (8 10 x 3 10 ) Generous shower cabinet with folding door and fitted with Triton Combi-HP mixer shower, wash hand basin set over a vanity unit with built-in storage and illuminated mirror above, toilet set on a matching vanity unit with built-in storage to the side and shelf behind, halogen lights over wash hand basin, all walls fully tiled. Carpet, extractor fan, electric ladder towel rail. REAR HALL 3.68m x 1.51m (12 00 x 4 11 ) 3.54m x 1.40m (11 07 x 4 06 ) The rear hall links the original house to both the extension and the garage and has a rear facing window. It can be accessed from the kitchen, and there is a door leading directly through to the garage, and also a upvc exterior door facing towards the front. Mains smoke alarm. A hatch over this rear hall gives access to attic space, and a further door leads from the rear hall to: EXTENSION When entering the extension, a short run of stairs leads down to a half landing. An exterior door from this half landing also leads out to the rear garden and this is a stable type door allowing the top to be opened while the bottom is kept closed if desired. SHOWER ROOM 1.81m x 1.61m (5 11 x 5 03 ) Accessed from the half landing. Corner shower cabinet with curved doors fitted with Mira Discovery mixer shower, wash hand basin with mixer tap set over vanity unit with built-in storage, mirror and light with shaver point over, dual flush W.C., wall panelling to all walls and ceiling, floor tiles. Ladder towel rail heated by the central heating system or electric supply, extractor fan. DOUBLE GARAGE 6.86m x 6.61m (22 05 x ) The double garage has breeze block walls, concrete floor and a pitched roof. Twin electrically operated up-and-over doors with remote controls, It benefits from electric power and light, and to the rear has a Belfast sink, built-in kitchen units, space and plumbing for washing machine and tumble dryer, freezer, etc. OUTSIDE The whole of the front garden is finished with cobble-style concrete for ease of maintenance, and providing extensive parking with two entrance points from the road. A door to the right of the garage leads to a matching path which runs down the side of the house to the rear garden, and the door from here allows access to the extension. The rear garden has been very well landscaped and a series of gravel paths run through the garden allowing one to move right round the garden without encountering steps if desired. There is a variety of well-established plants including, hostas and hydrangeas. Immediately to the rear of the house is a gravel area suitable for al fresco dining and a fountain feature. BASEMENT STORE 3.95m x 1.51m (12 11 x 4 11 ) Beneath the house is this built-in store which has a Belfast sink, two windows, concrete floor, electric light and power. A door from the rear of this store allows easy access to the area beneath the house- useful for maintenance which also houses the Worcester Combi gas fired boiler. GREENHOUSE 3.28m x 1.88m (10 09 x 6 02 ) The metal framed greenhouse has concrete slabs to the floor and shelving. SUMMERHOUSE 2.95m x 1.95m (9 08 x 6 04 ) The pine summerhouse has twin doors, a pitched roof, and benefits from electric light and power. A short run of steps leads on down to: LIVING ROOM/STUDIO 5.08m x 3.44m (16 07 x ) This room enjoys the outlook over the garden to the Dee Estuary. There is a sink set over a built-in unit with mixer tap, two windows enjoying the westerly outlook, radiator, and an exterior door opening to the side of the house, which could be used for separate access if the extension was being used for B&B guests. Vinyl floor to match the stairs. Recessed spotlights to ceiling and further spot lights on tracks. Pleated blinds to windows.

5 SHED 2.42m x 2.41m (7 11 x 7 10 ) This wooden shed has a pitched roof and is situated to the bottom left of the garden. It has windows to one side and a concrete base. BURDENS The Council Tax Band relating to this property is a Band E ENERGY PERFORMANCE RATING The Energy Efficiency Rating for this property is a Band D SERVICES The property is served by mains water, mains electricity, and mains gas and mains drainage. ENTRY Subject to negotiation. HOME REPORT A home report has been prepared for this property and can be obtained by contacting One Survey on or by simply logging on to GENERAL ENQUIRIES, VIEWING & OFFERS General enquiries regarding this property, or arrangements to view, should be made through the Selling Agents, Messrs Williamson & Henry, at their Property Office, 3 St Cuthbert Street, Kirkcudbright DG6 4DJ (Tel: ), ( property@williamsonandhenry.co.uk). Offers are invited in the style of the Scottish Standard Offer and incorporating the Scottish Standard Clauses. For the benefit of Solicitors, the DX Number is , Kirkcudbright and the Fax Number is Ref: IMR/MMCM/STEWW12-02 Purchasers should note that the Selling Agents have prepared these particulars to give an overall illustrative description of the property. None of the electrical items or mechanical equipment, where included in the sale, have been tested. Any photographs are purely illustrative and should not therefore to be taken as indicative of the extent of the property or of what is included with the sale. Any areas, measurements and distances are given as a guide and should not be relied upon. The property is sold subject to the real burdens, servitudes, rights of way, wayleaves, conditions and others, stated within the title deeds but a full title examination has not been undertaken prior to the marketing of this property; Purchasers are advised to seek their own advice in this regard.

6 The details presented have been carefully prepared by the solicitor acting for the seller of the property and they are believed to be correct, but are not guaranteed and are not in themselves to form the basis of any contract. Purchasers should satisfy themselves on the basic facts before a contract is concluded. DUMFRIES & GALLOWAY SOLICITORS PROPERTY CENTRE 14 Queensberry Street, Dumfries DG1 1EX. Tel: / Fax: