Lyall Way, Laurencekirk, AB30

THIS TUCKED AWAY & WELL PRESENTED 4 BEDROOM DETACHED VILLA IS A MUST SEE! Situated in a sought-after area in Laurencekirk & offering easy commuting to Aberdeen & Dundee, this property would make an ideal family home with spacious living accommodation, garage, stunning countryside views and south facing rear garden. VIEW NOW

Home Report Value £280,000: To receive a copy of the Home Report please call YOPA on . You can easily download the Home Report from the Yopa website advert also at or click the hyperlink below.

Aberdeenshire Council Tax Band: E                     EPC: C                 FREEHOLD

Viewing Arrangements: Please book directly online or call YOPA on . Alternatively, you can call the local Yopa agents on .

The property benefits from gas central heating, double glazing, and is tastefully decorated throughout. All light fittings, fitted flooring, blinds and integrated appliances will remain as part of the sale.

MORE ABOUT THE PROPERTY

Entering the welcoming inner hallway where there is a carpeted staircase leading to the upper accommodation with Amtico flooring flowing through to most rooms on the ground level.

The first room you encounter is the tastefully decorated and versatile dining room, located at the front of the property with windows cascading plenty of natural light into the room. There is ample space in here for dining, office, playroom or bedroom furnishings if desired.

Coming round, there is a generous cloaks cupboard which houses the electrical components, and the next room is the utility room, fitted with a range of base and wall units with coordinated worksurfaces and lipped splashback, incorporating a stainless-steel sink with mixer tap. There is convenient side door access to the rear garden, a wall mounted extractor fan, plus plumbed space for a washing machine.

The kitchen is fitted with a high gloss range of modern base and wall units with coordinated worksurfaces and matching splashback, incorporating a one and a half stainless-steel sink with mixer tap beneath the rear facing window. Integrated appliances include a 70/30 fridge freezer, oven with gas hob and extractor hood above, dishwasher, plus breakfast bar dining. The kitchen is laid with the same Amtico flooring as the utility room, has ceiling spotlights, and a wall mounted extractor fan.

Moving on to the bright and spacious lounge that features carpeted flooring with a recessed area perfect for decorative items and is complete with patio doors granting access to the rear garden, alongside two side facing windows allowing natural light to fill the room.

Lastly on the ground floor is the cloakroom WC which is located beneath the stairs. It includes a two-piece white suite with floating wash hand basin set in a vanity unit with storage below and LED wall mounted mirror above with splashback tiling.

Ascending the carpeted staircase to the upper accommodation where there is a ceiling hatch providing access to the floored loft space and an additional generous walk-in storage cupboard with shelving, perfect for linen and household items.

Bedroom 1 is a generously sized front facing room with spectacular views of the hill side and Cairn O’Mount beyond. The room is decorated in neutral tones with carpeted flooring and ample space for furnishings, along with benefitting from triple sliding wardrobes with ample shelf and hanging space and an en-suite shower room. The en-suite features a two-piece white suite including a floating wash hand basin and WC, with separate walk-in shower enclosure housing a mains shower with wet wall lining. Included is an LED wall mounted mirror, chrome heated towel rail, front facing opaqued window, ceiling spotlights and extractor fan with tiling to dado height and Amtico flooring.

Bedrooms 2, 3, & 4 are all rear facing rooms with carpeted flooring and neutral décor throughout. Bedroom 2 benefits from built-in sliding wardrobes complete with shelf and hanging space, whilst bedroom 4 is a single room and would make a fantastic home office or playroom if desired.

Lastly, the family bathroom is fitted with a three-piece white suite including electric shower over the bath with tap-to-shower fitment, floating wash hand basin and WC with splashback tiling to the bath and wash hand basin areas. There is a side facing opaqued window and ceiling extractor fan for ventilation, wall fitments, a chrome heated towel rail, and ceiling spotlights.

Externally

The front garden is mainly laid to lawn with a mature tree set in a chip stone area and fencing to one side of the Monoblock driveway for privacy. The driveway has suitable parking for a couple vehicles in front of the single garage which has an up and over door and built in worksurfaces for extra storage. The boiler is also housed in the garage and was replaced a couple of months ago.

To the rear is a mainly laid to lawn, south facing garden that is fully fence enclosed, creating a private place for children and pets to play safely. Included is a rotary dryer, a pathway leading around the property, plus two generous wooden sheds that will remain as part of the sale.

ROOM MEASUREMENTS

Ground Floor

Lounge: 16’1 x 14’6 (4.90m x 4.42m)

Kitchen: 10’7 x 9’4 (3.22m x 2.84m)

Dining Room: 9’5 x 10’2 (2.87m x 3.10m)

Cloakroom WC: 3’6 x 6’4 (1.07m x 1.93m)

Utility Room: 5’6 x 5’8 (1.75m x 1.73m)

Garage: 8’4 x 19’4 (2.54m x 5.89m)

First Floor

Bathroom: 7’5 x 8’5 (2.26m x 2.56m)

Bedroom 1: 11’4 x 13’2 (3.45m x 4.01m)

En-suite: 11’7 x 5’7 (3.53m x 1.70m)

Bedroom 2: 9’6 x 9’6 (2.89m x 2.89m)

Bedroom 3: 9’5 x 8’6 (2.87m x 2.59m)

Bedroom 4: 9’6 x 7’1 (2.89m x 2.16m)

AMENITIES, SCHOOLS & TRANSPORT LINKS

Laurencekirk is a small town in the historic county of Kincardineshire, Scotland. It is part of Aberdeenshire and is the largest settlement in the Howe o' the Mearns area. Laurencekirk is in the valley between the Hill of Garvock and the Cairn O’ Mount. The famous landmark of the Johnston Tower can be seen on the peak of the Garvock. Laurencekirk Primary school was built in 1999 and Mearns Academy, the senior school, opened a new building in August 2014. The Community Centre, Library, Fitness Suite and Police Station are housed within the Mearns Campus. There are two public parks, both with children's play areas, and in addition the memorial park houses a bowling green and a skate-board facility.

Laurencekirk is in easy reach of the A90 Aberdeen/Dundee dual carriageway with three points of entry. Aberdeen and Dundee are both approximately 40 minutes’ drive, and Montrose around 20 minutes. A train station located in the town with regular trains towards Aberdeen and Dundee, taking roughly 30 minutes to each location makes this town an ideal base for commuters. There are also buses taking you to the Angus and Aberdeenshire towns nearby.

Disclaimer

Whilst we make enquiries with the Seller to ensure the information provided is accurate, Yopa makes no representations or warranties of any kind with respect to the statements contained in the particulars which should not be relied upon as representations of fact. All representations contained in the particulars are based on details supplied by the Seller. Your Conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. Please inform us if you become aware of any information being inaccurate.