PSPC

Miller Gerrard The Studio, 13 High Street, Blairgowrie, PH10 6ET

Tel: 01250 873468 Fax: 01250 875257 www.millergerrard.com property@millergerrard.co.uk

MILLER GERRARD SOLICITORS AND ESTATE AGENTS

THE ROUNDEL KINLOCH

BLAIRGOWRIE PH10 6SD

OFFERS OVER £400,000 (Home Report Valuation £450,000)

Detached 5 bedroom steading conversion with beautiful views over Marlee Loch.

Lounge, family room, kitchen/dining room, utility, toilet, 2 double bedrooms, bathroom 1, stairs to

master bedroom ensuite, 2 more double bedrooms, bathroom 2, oil ch, dg,

parking, courtyard and garden.

Home Report Available

This unique family home, created from former farm s teading buildings and incorporating the roundel feature as a very large k itchen/dining/family living space, is situated 5 minutes by car from Blairgowri e and approximately 20 minutes from Dunkeld. There are wonderful views ov er Marlee Loch and towards farmland and hills to the west. The high q uality accommodation, converted 6 years ago, comprises on the ground floo r large reception hall, large lounge with windows with views towards Dunkel d on one side and French doors opening to secluded inner courtyard on the other, family/sitting room opening out also to inner courtyard, large kit chen, dining room with views of hills behind the house, utility, toilet, corridor with two double bedrooms and bathroom. An open plan staircase lead s from the hall to a spacious upper hall with gallery overlooking hall b elow. There is a large master double bedroom ensuite with astounding views over Marlee Loch, and a further bedroom corridor with two double bedrooms and family bathroom. The property is heated by oil (underfloor heating o n the ground floor and radiators on the upper floor) and is fully double g lazed. Outside there is a parking area in gravel, lawn to the front, secluded paved and walled courtyard with water feature, and easily maintained garden to the rear in lawn, rockery and raised flower beds. The property is situated beside a small number of o ther dwellings in the heart of Perthshire. Local amenities are available in Bla irgowrie, the nearest country town, and include shops, supermarkets, senior and p rimary schools, recreation centre with pool, cottage hospital, heal th centres, dental surgery and library. There are thriving sports clubs and c ultural organizations locally, including several golf courses (the championship Ro semount course is 10 minutes by car). The beautiful Perthshire countrys ide offers walking in the hills directly from the property itself and in the surrounding areas of Dunkeld in one direction and Strathardle, Glenshee and Glen isla in the other. The property enters by a solid oak front door to the large RECEPTION HALL

Two storeys high with pendant lighting from upper floor. Window to the front with views towards Dunkeld. Deep window shelf. Sunken spotlights. Handsome stone effect tiled flooring heated below. Walk in cloak cupboard with shelving leading to toilet with wash hand basin. Dome light.

Small utility off hall. Floor standing and wall mounted units. Stainless steel sink. Plumbed for washing machine and vented for tumble dryer. Space for freezer. Louvre fronted cupboard containing fuse boxes, meters, and underfloor heating connections. Four track spotlight fitting. LOUNGE 30 ft x 15 ft 1”

Magnificent room lit by windows to the west (one with Roman blind) with views over Marlee loch and countryside. The opposite wall includes arched windows and French doors to the secluded courtyard. Large fireplace feature with substantial sandstone blocks with high level timber lintel and wood burning stove. Stone hearth. Sunken spotlights.

Wooden curtain poles. Wall lights. Shelving for stereo system. Oak flooring. KITCHEN/DINING ROOM 28 ft 5” x 28 ft 3” widest

Access is by two steps up from main hall. Circular living space retaining original restored cross beam feature. Fully restored roof in faithfully executed style. Well lit by 4 windows. Half glazed door and screen to rear parking area and garden. Open views towards hills and countryside. Stone effect floor tiling. Generous range of floor standing and wall mounted fitted units

with blockboard work surfaces. Belfast style sink with mixer tap. Double built-in electric oven and induction hob with stainless steel extractor canopy above. Built in dishwasher and refrigerator. Central island breakfast bar with storage below. Plenty space for large dining table. Lighting by 8 spotlight track unit curving round work area, otherwise lit by pendant lights. Additional circular 14 spotlight track unit around beam above island breakfast bar. Roman blinds. Deep window shelves. Half glazed door with full height side panels to garden and parking area.

SITTING/FAMILY ROOM 13 ft 7” x 9 ft 6”

Enters by door from main hall. French doors with matching windows on either side open to courtyard. Tiled flooring. Storage cupboard. Sunken spotlights. Alcove with wall light. Rear door with wooden curtain pole.

Bedroom corridor. DOUBLE BEDROOM 4 13 ft 6” x 11 ft 6”

Window overlooking garden and parking area with views of hills behind house. Metal curtain pole. Matching light unit. Laminate flooring.

DOUBLE BEDROOM 5 11 ft 8” x 10 ft 5”

Window overlooking garden and parking area with views of hills beyond. Metal curtain pole. Laminate flooring.

BATHROOM 2

Modern white units. Fully tiled round bath with shower, rail and curtain. Fitted mirror with shaver point and light. Dome light. Floor tiles.

Staircase with open plan pitch pine steps lead to generously proportioned and galleried upper hall , part currently used as office accommodation. French doors to narrow verandah with views to the west. Sunken spotlights. Airing cupboard housing Worcester Bosch oil boiler and hot water tank. Built-in 4 sliding door cupboard unit. Hatch to attic. MASTER BEDROOM 29 ft 3” x 15 ft 1”

Large room with french windows and narrow verandah to the west. Lit to the east with spectacular views over Marlee loch and countryside beyond and to the south. Two double built-in wardrobes. Metal curtain poles. Sunken spotlights. Laminate flooring.

ENSUITE Bath and Shower Room. Fully tiled round bath. Side taps. Tiled splashback behind wash hand basin. Separate shower cabinet with adjacent shelving. Dome light. Ladder towel radiator. Tiled flooring. Window with deep shelf.

FAMILY BATHROOM

Tiled round bath. Shower attachment at bath with shower rail and curtain. Ladder towel radiator. Dome light. Mirror. Tiled flooring.

DOUBLE BEDROOM 2 13 ft x 9 ft 1”

French doors to narrow verandah. Views to hills behind house. Double built-in wardrobe. Dormer. Metal curtain pole. Four track spotlight fitting. Laminate flooring.

DOUBLE BEDROOM 3 15 ft 1” x 11 ft 5”

French windows and narrow verandah. Views to hills behind house. Double built-in wardrobe. Dormer. Four track spotlight fitting. Metal curtain pole. Laminate flooring.

Oil central heating. Ground floor with underfloor heating. Double glazing. Intruder alarm system. Sensor operated exterior li ghting. Exterior tap. Septic tank. Council Tax Band G. PARKING Driveway parking in gravel beside roundel. COURTYARD

Peaceful area secluded by high masonry walls. Flagstones, central water feature, shrubs, wall climbers including pear and vine. Lighting. Access by French windows from lounge and family room.

GARDEN Easily maintained garden. Patio area in flagstones outside kitchen. Raised area in lawn, flowerbeds and shrubberies beside parking area. Gravel path round most of house (part in storage area). Front garden in lawn with dwarf stone wall and views over Marlee Loch.

Views from house

View of house from the private road

Ground floor First floor

Please note – if any domestic appliances are includ ed in the price, they must be accepted as seen, with no guarantee as to their condition. TO VIEW Please contact Miller Gerrard Solicitors on 01250 873468. Alternatively, when our office is closed, the staff at PSPC (Perth Solicitors Property Centre) will be happy to arrange viewing – telephone 01738 635301. Opening hours weekdays 8 am to 5.30 pm, Saturdays 9 am to 4 pm and telephone service only on Sundays 12 noon to 3 pm. The above particulars, while believed to be true, a re not guaranteed and will not be held to form part of any contract of sale.