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Ben Blair

22 Balmoral Road



PH10 7AE

Offers Over £275,000

Miller Gerrard are delighted to bring to the market this traditional stone built detached Victorian four bed and two reception room villa. Located in the popular residential area of Rattray, Ben Blair is perfectly located within close proximity to the town centre, with its range of unique shops, cafes and award winning restaurants.

The accommodation comprises on the ground floor entrance vestibule and hallway, lounge, dining room, two double bedrooms and shower room, kitchen, utility/store, and a porch/sun room, stairs lead to the first floor and family shower room, two double bedrooms and large linen cupboard.

The property enters by a half glazed door with decorative glazed insert and glazed panel above, into the spacious entrance vestibule and hallway, with picture rail, coving and carpet.

The bright and spacious lounge is to the front, with bay window curtains and blinds. There is an original tiled fire place and hearth, decorative coving and ceiling rose, a storage press with display shelving above, cupboard below and a fitted carpet.

Also to the front is the separate dining room, with bay window curtains and blinds, gas fire set into an original fire place, decorative coving and ceiling rose, covered press and fitted carpet.

A doorway with obscure glazed inserts leads to the rear hallway, with stairs to the left and large under stairs cupboard with electric box.

Double bedroom one is on the right. There is a window to the rear garden fitted with curtains, a high ceiling with coving and fitted carpet.

At the bottom of the stairs and to the left is double bedroom two, with decorative coving, window with curtains to the gardens, wash hand basin with storage below and fitted carpet.

The kitchen is accessed via a doorway with obscure glazed insert from the hallway. There are double aspect windows and a Velux. The kitchen is fitted with a range of both floor and wall mounted kitchen units. There is an electric standalone cooker and hood with tilling behind, stainless steel sink with mixer tap, and Vinyl flooring.

A doorway off the kitchen with steps down brings you to the rear hallway and the spacious and fully tiled shower room with WC, WHB with storage below, and corner shower. There is a vaulted ceiling with Velux and laminate flooring.

Straight ahead is the large utility/store, with shelving and window to the rear. There is plenty room for standalone appliances, fittings for a washing machine and the Worcester Boiler.

A further door from the rear hallway leads to the porch or sun room, with Vinyl flooring and door to the rear garden.

The carpeted stairs with decorative railings, light tube and sky-light bring you to the first floor landing with side coomb storage to the linen cupboard.

To the rear is the fully tiled family shower room, with Velux window, WC, WHB, and walk-in shower. There is a shelf around with storage below, and hatch above the shower.

On the right is Double Bedroom three, with coombed ceilings, dormer window with curtains, side coomb storage, wash hand basin and fitted carpet.

On the left is double bedroom four, with coombed ceilings, dormer window with curtains and fitted carpet.

The extensive rear gardens boast a large parking area in gravel, which can accommodated several parked vehicles. There is a garage. The gardens are mainly laid in lawn with fruit trees and are surrounded by masonry wall and hedging. There is a garden shed and green house, and gate to the front garden.

The gated front gardens are faced with a stone wall with decorative railings above. It is mainly laid in lawn, and edged with borders containing mature shrubs. There are pathways, and a driveway laid in monoblock.

The country town of Blairgowrie is conveniently situated within approximately 30 minutes by car of both the cities of Perth and Dundee with their onward rail and motorway connections. Amenities in the town include shops, supermarkets, both senior and primary schools, recreation centre with swimming pool, cottage hospital, health centres, dental surgery and library. There are thriving sports clubs, cultural organisations and several golf courses locally. The beautiful Perthshire countryside is virtually on the doorstep with a wide variety of walks around Blairgowrie and more adventurous routes available in Strathardle, Glenshee and Glenisla, approximately 30 minutes by car.