THIS DOUBLE FRONTED GRANITE DETACHED FAMILY HOME HAS BEEN THOUGHTFULLY EXTENDED AND NOW PROVIDES ACCOMMODATION OF A LAYOUT AND DESIGN COMPATIBLE WITH THE

REQUIREMENTS OF THE MODERN FAMILY

Accommodation:- (Ground Floor) – Vestibule, Hall, Lounge, beautifully appointed fitted Dining Kitchen with numerous integrated and freestanding appliances, island unit and fitted casual dining table, Family Room, Den/TV Room, Dining Room, Utility Room, Shower Room, Single Bedroom with fitted high level bed base. (First Floor) – Hall, Master Bedroom with en suite Bathroom, two further Double Bedrooms, Study and Shower Room. Carpets, laminate and ceramic floor finishes, curtains, blinds, light fitments and integrated and freestanding white goods in the Kitchen are all to be included. Gas Central Heating. Double Glazing. Tarred Drive/parking area to front. Extensive Rear Garden with paved patio, lawn, areas of shrubs and two large sheds.

OFFERS OVER £635,000VIEWING BY APPOINTMENT TELEOPHONE 07776058377 OR BY

ARRANGEMENT WITH SELLING AGENTS

DESCRIPTION Having been thoughtfully upgraded and modernised to a standard of finish which can only be appreciated by viewing, this DOUBLE FRONTED GRANITE DETACHED FAMILY HOME provides a standard of finish, layout and design compatible with the requirements of the modern family with considerable care being

86 KINGS GATEABERDEEN

AB15 4EP

taken to retain and even highlight the period features particularly Pitch Pine Woodwork in doors and Cornicing to the ceilings. Finishing’s are of a high standard with the accommodation having been designed to create a pleasant bright airy living environment with the final specification of the property affording a rare opportunity for the discerning buyer to acquire what must undoubtedly be one of the finest properties of its type currently available. The property also enjoys the benefits of Gas Central Heating, Double Glazing, a beautifully appointed fitted Kitchen with matching island unit which leads onto a fitted Dining Area all with various integrated and freestanding appliances which are to be included and a Bathroom en suite to the Master Bedroom and two further Shower Rooms which have been thoughtfully designed and which have quality finishings and with the extensive Rear Garden which has been laid out to provide a seasonal extension to the main living accommodation. The carpets, laminate and ceramic floor finishes, curtains, blinds and light fitments together with the numerous integrated and freestanding appliances in the Kitchen are all to be included in the price.

Aberdeen, a cosmopolitan port and oil capital of Europe with a population of 230,000, provides all ancillary leisure, recreational, shopping, entertainment and cultural facilities one would expect in a vibrant city. Its status as “Oil Capital” provides the city with an international airport and an ever expanding range of domestic and European flights. There are also regular inter-city services from the city’s railway station.

There are a number of private schools in the City including Robert Gordon’s College, St Margaret’s School, Albyn School and the International School in Cults as well as the property being in the catchment area of Aberdeen Grammar School. There are also two Universities and several Colleges of further education.

King’s Gate is one of the main arterial routes to the City and with the main Aberdeen Ring Road being located nearby most other parts of the City area readily accessible. The area is well served by local shops and by public transport facilities and is within the catchment area of good Primary and Secondary Schools. The location is also extremely convenient for the oil related offices at Hill of Rubislaw, various other offices in the West End of the City and for nearby Foresterhill Hospital.

DIRECTIONS From Union Street, continue onto Alford Place, then onto Albyn Place. At the roundabout turn right onto Fountainhall Road and continue to the junction turning left onto Kings Gate. Continue ahead for some distance and Number 86 is located on the right hand

side.

THE ACCOMMODATION, OVER TWO FLOORS, COMPRISES:-

(GROUND FLOOR)

VESTIBULE: Vestibule with exterior door, high gloss floor tiles, meter cupboard and leaded glass panelled internal door to hall.

HALL: Hall with Dark Oak laminate flooring, stairway to upper floor, deep shelved storage cupboard.

LOUNGE:

17’ x 13’3” at longest and widest, approx. Enjoying a lovely southerly aspect, the Lounge has a bay window, alcoves with display/storage shelves, TV point on wall, wooden blinds.

KITCHEN/FAMILY ROOM/DEN/DINING ROOM:

Kitchen/Family Room/Den/Games Room and Dining Room all on open plan in a U-shape with a layout ideal for family life.

22’6” x 12’6” approx. The Kitchen has an extensive range of base and wall units with co-ordinating Quartz work surfaces with matching island unit which joins onto a hardwood dining table with a vaulted ceiling above with exposed beams and downlighters, integrated Five Ring Induction Hob with angled Extractor above and adjacent Combination Microwave/Oven with Fan Assisted Oven below and Warming Drawer, stainless steel sink unit with mixer tap and Quooker Hot Tap, integrated Dishwasher with matching door panel and bay window with wooden blinds, Slate coloured Oak effect laminate flooring and a nice outlook over, downlighters.

14’8” x 11’9” approx. Family Room with virtual wall to ceiling picture window which incorporates patio door opening to the rear garden with a dome style ceiling, all creating a lovely pleasant bright airy environment and with an inset living flame log effect gas fire with TV point, downlighters, Slate coloured Oak effect laminate flooring.

12’4” x 9’ approx. Den/Family Room with storage unit which incorporates TV point, downlighters, Slate coloured Oak effect laminate flooring.

17’ x 12’8” approx. Dining Room again with Slate coloured Oak

effect laminate flooring, bay window capitalising upon the sunny southerly aspect, wooden blinds.

UTILITY ROOM: Utility Room with an extensive range of base and wall units, stainless steel sink unit, fittings for plumbing in automatic washing machine and space for tumble dryer, downlighters, glazed door and sidescreen opening to rear garden, beige ceramic tile flooring.

SHOWER ROOM:

Part tiled Shower Room with a particular feature being the exposed, pointed, granite stonework with w.c., w.h.b., set into vanity unit and open walk in shower area with thermostatic rainfall and handheld showers and glazed shower screen, ceramic floor tiles, downlighters, extractor fan, shaver point, wall mirror.

BEDROOM: 12’8” x 6’6” approx. Bedroom with raised bed base, fitted wardrobe, Mahogany flooring and lovely sunny aspect.

(FIRST FLOOR)

HALL:

MASTER BEDROOM: Master Bedroom with en suite Bathroom.

11’9” x 11’ plus wardrobe areas, approx. Double Bedroom with nice sunny southerly aspect, a large wardrobe with three sliding doors and a further wardrobe with two sliding doors, downlighters.

The en suite Bathroom has a white suite and has aqua panelled splashbacks with fitted thermostatic shower over bath, glazed shower screen, wall mirror, w.c., w.h.b., set into vanity unit, shaver point, ceramic floor tiles and heated towel rail.

SHOWER ROOM:

Shower Room with white w.c., w.h.b., and matching corner shower tray set into a tiled shower area with aqua panelled splashbacks and fitted thermostatic shower and glazed shower doors and screens, wall mirror, toiletry storage shelf.

BEDROOM:

11’8” x 11’ approx. Double Bedroom to front with double fitted wardrobe and lovely sunny aspect.

BEDROOM:

11’8” x 11’ approx. Double Bedroom to front again with double fitted wardrobe and with nice sunny aspect.

STUDY: 10’8” x 9’ approx. Study with access to storage areas in eaves.

GENERAL: The carpets, laminate and ceramic floor finishes, curtains, blinds and light fitments together with the integrated and freestanding white goods in the Kitchen are all to be included in the price.

(OUTSIDE)

DRIVEWAY: Tarred Driveway providing parking area for several cars.

FRONT GARDEN: Garden area mainly with some shrubs set in slate for easy maintenance.

REAR GARDEN:

The extensive Rear Garden enjoys a lovely pleasant bright sunny aspect and is laid out as a seasonal extension to the main living accommodation with extensive paved patio, lawn, areas of conifers and shrubs and two large garden sheds.

EPC BANDING: E

ABH/RS

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