Laurie & Co.

Drylea, Tullich Road Ballater, AB35 5SB

Aspc ref: 388678

Price over £395,000

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3 Bedrooms 3 PublicRooms 2 Bathrooms 201 m2 EPC E Council Tax Band G

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3 Bdrm Detached Dwellhouse in app. 0.40 acres. Ground flr: V/bule. Reception hall. Lounge/Dining area. Sitting rm. Sun lounge. Cloakrm with wc. Dining kitch. Utility rm. 2 Bdrms. Bathrm. 1st flr: Bdrm with ensuite (CT band - G). Garden. Double Garage. Parking. Price over £395,000 Entry by arr. Viewing contact solicitors. (EPC band - E).

Description

Enjoying a private setting, we offer for sale this Superb Three Bedroom Detached family home with planning permission for a fourth bedroom, located on the outskirts of Ballater with great countryside views.  Enjoying the comforts of oil fired central heating and full double glazing. Offering charm and character throughout, this lovely home is decorated in neutral tones with each room making the most of the glorious views. The ground floor accommodation flows well and is well suited to entertaining and family living. The property is entered via the welcoming vestibule which in turn leads to the spacious reception hall and generous lounge/dining area featuring an ornate fireplace with wood burning stove leading to a spacious sitting room and exceptionally light and airy sun lounge. The generous dining kitchen features an oil-fired AGA and is served by a separate utility room. The inner hall gives access to two well-proportioned double bedrooms and large family bathroom with a cloakroom completing the ground floor. A carpeted staircase leads to the master bedroom with en suite shower room. The established garden grounds extend to approximately 0.40 acres, mainly laid to lawn with attractive paved patio area and is enhanced by a summer house and detached double garage. Early viewing of this property is highly recommended to truly appreciate the accommodation on offer.

Full Planning permission for the Alterations and Extension to the property including Formation of a Balcony and a fourth bedroom has been obtained from Aberdeenshire Council and may be viewed online at https://upa.aberdeenshire.gov.uk/online-applications/ under the reference APP/2019/0752

Notes:  Some of the furniture will be available by separate negotiation. The Fridge freezer & Washing machine in the utility room are not included in the sale. Mains water with drainage to a septic tank.

Outside: Set in approximately 0.40 acres of beautifully landscaped garden grounds, an extensive driveway, bounded by mature hedges, leads to a parking area at the front of the property, the driveway continues to the rear which in turn gives access to the detached double garage with workshop space, up and over door and is equipped with power and light. 2 stone built sheds and a wood store are situated adjacent to the garage. The beautifully maintained gardens are screened by established hedges and are mainly laid to lawn with several mature trees and decorative borders. A particular focal point is the attractive paved patio area ideal for alfresco dining. A timber summer house with veranda will be included in the sale. An access gate from the driveway leads to the riverside walkway. Security lighting and water tap.

Location: Ballater is a picturesque village set in the heart of Royal Deeside approximately 40 miles from Aberdeen amid beautiful countryside and a favourite holiday treat for the Royal family. There is a primary school with a pre-school nursery in the village with secondary education available at nearby Aboyne serving the senior pupils. School transport is provided to the academy as well as a good regular public bus service to Aboyne and beyond. There is an excellent 18 hole golf course in the village itself and a number of outdoor pursuits available in the area including horse riding, fishing, shooting and gliding. Winter skiing is within easy reach of the ski resorts of Glenshee and the Lecht. Ballater is within easy commuting distance to the business parks in both Westhill and Kingswells areas.

Vestibule:  Enter via a Upvc door with glazed panel gives access to this bright vestibule leading to the reception hall.

Reception Hall:  The welcoming reception hall provides access to most ground floor accommodation. A feature stained glass sky light allows a good deal of natural light into the area. Ceiling coving. Door to rear hall.

Lounge/Dining area: 9.20m x 4.75m (approx.)  This generally proportioned room is ideal for family life and entertaining, providing ample space for a range of soft furnishings including a formal dining table and chairs. A particular feature of this room is the ornate wooden fire surround with marble hearth housing a wood burning stove. Window to the front with views towards Lochnagar. Double French doors to the sun lounge and two further fifteen pane doors leading to the sitting room. A useful cupboard under the stairs provides shelved storage facilities. Door to inner hall. Ornate ceiling coving. Picture lights. TV and Sky points.

Sitting room: 4.80m x 3.10m (approx.)  Boasting superb open country views towards Lochnagar, this bright sitting room benefits from dual aspect windows. An ornate wooden fire surround with marble hearth houses a modern electric fire. Moulded ceiling coving. TV point.

Sun lounge: 7.25m x 2.97m (approx.)   A wonderfully bright and airy room with windows on three aspects and deep display sills incorporating double French doors to the front of the property. Electric Panel Heater.

Cloakroom: A bright cloakroom fitted with a two-piece suite with opaque window to the front. Ceiling coving.

Dining kitchen: 5.35m x 4.70m (approx.)   A fifteen pane door from the reception hall leads to this spacious family dining kitchen fitted with a range of quality wall and base units, extensive work surfaces with splashback tiling and a 1.5 bowl stainless steel sink with mixer tap and drainer. Integrated double oven/grill, microwave, fridge and dishwasher. A particular focal point is the attractive inglenook housing an oil-fired AGA range cooker with twin hotplates and double oven. Ample space for a breakfast table and chairs. Deep fitted cupboard houses the hot water tank. Window to the rear. Ceramic tiled floor. TV and telephone points. Fifteen pane door to rear hall.

Rear hall: This area gives access to the utility room with a part glazed door to the rear courtyard. Further door to reception hall. Ceramic tiled floor. Ceiling coving.

Utility room:  Fitted with additional wall and base units and work surface incorporating a stainless-steel sink with drainer. Space for washing machine, tumble dryer and freezer. Windows on two aspects. Ceramic tiled floor.

Inner Hall:  A fifteen pane door from the lounge leads to the remaining ground floor accommodation. A fitted cupboard provides ample shelved storage facilities. Recessed display alcove with glazed doors and lighting. Recessed lighting. Ceiling coving.

Bedroom 2: 3.80m x 3.50m (approx.)  A well-proportioned double bedroom with open views towards Lochnagar. Extensive fitted wardrobes provide ample shelf and hanging facilities. Recessed display alcove with storage cupboard below. Recessed lighting with dimmer switch. Ceiling coving.

Bedroom 3: 3.80m x 3.60m (approx.)  Spacious double bedroom with windows on two aspects. Recessed alcove provides feature display shelving. Fitted wardrobe with shelf and hanging space. Recessed lighting with dimmer switch. Ceiling coving.

Family Bathroom: 2.65m x 2.40m (approx.)  Attractively fitted bathroom with a white three piece suite comprising w.c., wash hand basin and corner bath with mains pressure shower over incorporating a drench shower head and bi-fold glazed screen alongside. Fully tiled around the bath and shower area and to dado height elsewhere. Access hatch to floored loft space equipped with power and light via a Ramsay style ladder. Recessed lighting. Shaver point.

Stairs to Upper Floor:  A carpeted staircase from the inner hall leads to the upper floor and master bedroom accommodation. A window on the upper landing allows a good deal of natural light into the area. Recessed lighting. Ceiling coving. Smoke detector.

Master Bedroom: 5.15m x 3.20m (approx.) Exceptionally spacious double bedroom boasting stunning open views to the front of the property towards the Dee Valley and Lochnagar beyond. With extensive fitted wardrobes providing excellent shelf and hanging facilities, this room benefits from an en suite shower room. Wall mounted TV bracket to remain. Ceiling coving. Telephone point. 

Ensuite Shower room: A generously proportioned en-suite comprising of a white w.c., wash hand basin set within a vanity unit and a fully tiled shower enclosure housing a Mira shower. Tiled to dado height behind the w.c. Heated towel rail. Window to the front. Ceiling coving. Shaver point.

From Aberdeen, travel on the A93 towards Ballater. Before reaching the village of Ballater, turn left at the private road sign posted for Drylea, situated opposite Tullich Fisheries. Continue on this road until you reach the property which is located at the end of a private drive.

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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. 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.