40 Pannanich Road, Ballater AB35 5PA

• Four Bedroom
• Oil Central Heating
• Double Glazing
• Wood Burning Stove
• Hot Water Solar Panels
• Private South Facing Rear Garden
• Council Tax Band G
• EPC Band D
• For viewing contact Mackinnons Solicitors 013397 55633

The paved pathway with stone chipped driveway to the side leads to the front door with glazed panelling to the side, provides access to the welcoming vestibule.  This bright area boasts attractive stone flooring and dual aspect decorative glazed windows.

A partially etched glass door leads to the inviting inner hall providing access to most of the ground floor accommodation with a carpeted staircase rising to the upper level.  Two built-in cupboards offer ample storage facilities.

The welcoming lounge enjoys natural sunlight via the picture bay window overlooking the private front garden dressed with fitted vertical blinds and curtains.  Tastefully decorated in neutral tones, a particular feature of the room is the wood burning stove set on a slate hearth, with alcoves to either side creating a warm and cosy ambiance.  Furnished with a neutral fitted carpet, coving and a central pendant light fitting.

Double glazed doors from the lounge open out to the spacious dining room, ideal for formal entertaining, with further double-glazed doors leading to the dining kitchen and patio doors allowing access to the conservatory. The dining room boasts a built-in fitted cupboard and is complemented with a laminate wood effect flooring which continues through to the dining kitchen and the conservatory. 

The well-appointed conservatory is bathed in natural sunlight with views across the manicured mature rear garden as well as the attractive hills of Craig Coillich, Craigendarroch and beyond making this area an ideal space to relax and unwind.  This room is conveniently serviced by under floor heating with French doors leading to the patio area. 

The kitchen boasts an array of fitted wall and base units with coordinating granite effect work surfaces, incorporating a 1.5 bowl stainless steel sink with mixer tap and drainer and tiled splashback. An integrated Bosch electric oven and hob with stainless steel extractor hood above. The free-standing upright fridge freezer conveniently located within an alcove will remain.  Ample space for a dining table and chairs. A door provides access to the hallway.

Conveniently located off the dining kitchen is the spacious utility room housing the washing machine and tumble drier with work top above incorporating a stainless-steel sink and drainer with under sink cupboard and wall units above.  A half-glazed door gives access to the rear garden, with a door leading to the integrated garage.  The garage, with up and over door, houses a fridge freezer, which will remain.

Returning to the inner hallway, there are two built-in storage cupboards, one with hanging rail and shelfing and the other a large under stair cupboard. This area also benefits from a cloakroom fitted with a two-piece suite consisting of a WC and wash hand basin set within a vanity unit offering added storage with mirror above, laminate wood effect flooring and partially tiled wall.

Completing the ground floor accommodation is the convenient and inviting bedroom two overlooking the front of the property.  Fitted with a built-in wardrobe with hanging rail and shelf, ample space for free standing furniture and benefits from an en-suite shower room with three-piece white suite comprising a WC, wash hand basin with vanity mirror above and a tiled shower cubicle.  Tiled to dado height, laminate wood effect flooring, Xpelair and radiator.

The carpeted staircase with wooden balustrade rises to the upper hallway which is flooded with natural sunlight via the well positioned Velux window.  This bright area offers a hatch with a ladder providing access to the floored and insulated attic space, a deep built in shelved linen cupboard and a smoke alarm.

There are two spacious double bedrooms, one to the front with a built-in shelved cupboard and ample space for free standing furniture.  The other bright double bedroom is located to the rear and could easily be utilised as a home office, with fitted carpet and telephone point.

Centrally located, the family bathroom is fitted with a white three-piece suite comprising a WC, wash hand basin with mirrored medicine cabinet above, bath with shower attachment and tiled splashback.  Laminate wood effect flooring, tiled to dado height and a frosted window overlooking the rear.

Overlooking the front of the property, the well-appointed principal bedroom enjoys natural sunlight and comes complete with two built in double wardrobes providing hanging and shelved storage.  Ample space for free standing furniture, fitted carpet and boasts a spacious ensuite shower room to the rear. 

The spacious ensuite is fitted with a white suite consisting of a WC, wash hand basin with vanity mirror above, and a shower cubicle housing a mains shower with tiled splashback. A useful built-in cupboard, laminate wood effect flooring and frosted window with curtains.  

Outside

The spacious and well-maintained front garden offers a degree of privacy via the mature conifers and shrubs bordering the grassed area. The stone chipped driveway provides off street parking for several cars and provides access to the integrated garage which is serviced by power, light, a water tap and fitted solar panels which supplement the heat supply for the hot water system.

The beautiful enclosed south facing rear garden offers privacy and an excellent variety of mature shrubs and bedding plants. Well maintained grass, a patio area ideal for alfresco dining and entertaining, seating areas as well as a useful garden shed for storage, a log store and the oil tank.

Fixtures and fittings

All white goods, curtains/blinds, fixed light fittings and shades, and fitted flooring coverings are included in the sale price.  Please also note that the garden shed with garden tools and the log store will remain.  All items of furniture are available by separate negotiation.

Location: The picturesque village of Ballater is set in the heart of Royal Deeside, approximately 40 miles West of Aberdeen on the main A93 amid the beautiful countryside within the Cairngorms National Park. Ballater offers a wide range of social clubs and events including the popular annual activities throughout Victoria Week in August which hosts the sought after Ballater Highland Games, as well as the Ballater Walking Week and Golf Week.  The village boasts a wide and varied selection of quality shops, coffee shops, restaurants, hotels, and a Health Centre. A primary school with a pre-school nursery is available in the village with the Academy in nearby Aboyne serving the senior pupils with school transport being provided. A regular public bus service travels to Aboyne through to Aberdeen as well as Crathie and Braemar. The village boasts an excellent 18-hole golf course, and tennis courts with further outdoor pursuits available in the area including a vast selection of walking routes, horse riding, fishing, shooting, gliding and winter sports nearby at the Lecht and Glenshee.  A swimming pool and leisure facilities are available at the Hilton Criagendarroch Hotel. Ballater is within easy commuting distance to the business parks at Westhill and Kingswells as well as the Aberdeen Western Peripheral Route (AWPR) which provides a quicker commute to areas north and south of the city centre, including Aberdeen International Airport.