The property enters by substantial half double glazed front door to the hallway and on to:

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2 This beautifully renovated detached country cottage is situated beside two neighbouring properties only 5 minutes by car from Alyth. Secluded but not isolated, with extensive views to the side and rear over farmland to Alyth hill beyond. The generously sized accommodation, which is finished to the highest standards throughout, comprises side facing lounge with multi fuel stove, connecting French doors to large sunroom extension with feature vaulted ceiling and access to the garden. Fitted luxury kitchen to the rear, utility, bath and shower room, master bedroom with ensuite to the front and second double bedroom, also front facing. Central heating is provided by LPG with combi boiler. There is also a multi-fuel stove in the lounge. The property is double glazed with hardwood sash and case windows. Outside there is a large gravel courtyard with garage block consisting of double garage and workshop. Attractively laid out gardens to the front and side, with decking, patio area and two greenhouses. The property benefits from the recent installation of both Solar PV panels and Solar Thermal heating. The Solar PV provides electricity from sunlight and the prospective purchaser will receive FIT payments for the next 20 years. The Solar Thermal provides hot water from sunlight, thus cutting the need for the boiler to provide this. Again the prospective buyer will receive the HRI payment for the next 7 years. The picturesque and historical country town of Alyth is situated approximately 10 minutes away and 40 minutes respectively from the cities of Dundee and Perth with their onward rail and motorway connections. It is surrounded by beautiful Perthshire countryside with easy access to walking in Glenisla and skiing in Glenshee. Local amenities include shops, small supermarkets, primary school and health centre. There are thriving sports clubs including 3 golf courses within a few minutes drive of the property. It is approximately 15 minutes by car to Blairgowrie with its larger supermarkets, senior school, recreation centre with swimming pool and cottage hospital. The property enters by substantial half double glazed front door to the hallway and on to: LOUNGE 16 ft x 16 ft Very attractive large lounge with stone fireplace and inset stove on sandstone hearth with feature mantel shaped from 200 year old Scottish Elm above. Bi-fold French doors to:

3 SUNROOM/DINING/FAMILY ROOM 27 ft 2 x 12 ft 2 Spacious, attractively designed multi-functional room. Supported by glulam beams, the vaulted timber ceiling is a beautiful feature. With windows on 3 sides and two additional Velux windows, this is a very light and airy room. French doors lead to the garden. Extensive rural views. There is the possibility, should it be required, that this room could easily be divided into two, creating a third double bedroom. Glazed panel door connects with: KITCHEN 17 ft 5 x 9 ft 9 Luxurious, modern fitted kitchen with cottage style window to the rear and farmland views towards Alyth Hill. Full range of floor standing and wall mounted oak units with granite work surfaces. Belfast sink with mixer tap. Built-in dishwasher, induction hob with extractor canopy above, electric fan oven with combination fan oven/microwave above. Tiling and lighting under wall units. American style fridge freezer included in sale. Large porcelain floor tiles. room for breakfast table. Connecting door to: Ample

4 UTILITY 11 ft 2 x 6 ft 3 Opens from kitchen by half double glazed solid oak stable style door. Cottage style window to the rear and two to courtyard. Stainless steel one and a half sink unit. Plumbed for automatic washing machine. Cloak rail with built-in cupboards above. Central heating radiator. Large porcelain floor tiles. Substantial, insulated, steel framed, triple locking rear Swedoor. BATH & SHOWER ROOM 12 ft 6 x 6 ft 1 Attractive half-tiled bathroom with window to the rear and shelving below. Fitted white bathroom suite with ceramic and chrome fitments and cupboard below wash hand basin. Separate fully tiled large shower cabinet with mains operated shower. Large towel radiator and slate floor tiles. MASTER BEDROOM 16 ft 1 x 11 ft Large room with twin cottage style windows to the front. One wall devoted to extensive fitted wardrobes and storage. Recessed lighting. Views in winter over Strathmore and the Sidlaw Hills beyond. ENSUITE SHOWER ROOM with access by door from bedroom and two steps down. Small window to the rear and Velux window above. Fully tiled including large shower cabinet with inbuilt seat. White wash hand basin and W.C. Ladder towel radiator. Recessed lighting. Slate floor tiles.

5 DOUBLE BEDROOM 2 17 ft x 10 ft 3 Twin cottage style windows to the front. Double mirror-fronted built-in wardrobes. Overlooks front garden and trees beyond. Views in winter over Strathmore and the Sidlaw Hills beyond. LPG central heating. Double glazing. Blinds and curtain poles included. Solar PV panels and solar Thermal units. Council Tax Band C. Energy Performance Certificate Band C PARKING in driveway and in gravel courtyard to the rear, which is accessed by ranch style gate and matching pedestrian gate. GARAGE Stone fronted breezeblock double garage with two up and over doors, power and light. Water supply near by. Solar PV panels on roof. Attached workshop/log store in stone fronted breezeblock. Workbench. Power and light. GARDEN Front garden set out to lawn with flower border. Side garden very generously sized also set out in lawns divided by gravel path. Raised decking area for garden swing seat. Additional raised patio area. Two greenhouses. Surrounded by dry stone wall. Rear garden in gravel with drying area and clothes poles. GARDEN AND REAR OF PROPERTY

6 FRONT OF COTTAGE BACK OF COTTAGE Please note if any domestic appliances are included in the price, they must be accepted as seen, with no guarantee as to their condition. It is strongly recommended that any interested party should read the Home Report on the property. Any matters concerning the property mentioned in the Home Report should be considered to have been disclosed by these particulars of sale. TO VIEW Please contact Miller Gerrard Solicitors on Alternatively, when our office is closed, please contact the staff at PSPC (Perth Solicitors Property Centre) who will be happy to arrange viewing telephone on weekdays 8 am to 9.00 pm, Saturdays 9 am to 4 pm and Sundays 10 am to 4 pm. The above particulars, while believed to be true, are not guaranteed and will not be held to form part of any contract of sale.

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