Courtyard Cottage,3 Bridge Square, AB35 5QL

• Oil Central Heating
• Triple Glazing
• Mains Drainage
• Courtyard
• Carport
• Council Tax Band F
• EPC Band E
• For viewing contact Mackinnons Solicitors 013397 55633

Accessed through an inviting courtyard at the rear, the solid wooden door opens into a home that exudes warmth and style.

The heart of the home is the expansive lounge, where an exposed granite wall and a Clearview multi-fuel stove create a cosy and welcoming atmosphere. This spacious area seamlessly connects to the open-plan kitchen and dining room, ideal for family gatherings and entertaining guests.

The Murray & Murray kitchen is fitted with a range of high-quality base and wall units, self-closing drawers and co-ordinating granite worksurfaces and upstand, incorporating an undermount sink with mixer tap. The focal point of the kitchen is the AGA with cooker hood above. Built in NEFF oven, fridge freezer and Bosch dishwasher. Solid oak flooring. Roman blinds. Downlighters.

The spacious dining room is on open plan with the kitchen. Solid oak flooring. Wall lights. Coving. Smoke alarm. Radiator.

A generously sized utility room and a convenient cloakroom add to the functionality of the ground floor.

Ascending the carpeted staircase from the lounge, there is the upper landing, which houses a practical storage cupboard.

The principal bedroom is an extremely spacious and bright room with dual aspect windows. Fitted wardrobe with hanging and shelved storage space. Deep windowsills. Carpet. Radiator.

The en-suite is fitted with a two-piece white suite and shower cabinet. Heated towel rail. Wall mounted medicine cabinet. Wooden panelling to dado height. Downlighters.

Bedroom two is a good-sized south facing room with shared door adjoining the family bathroom. Deep windowsill with concealed storage space. Carpet.  Radiator.

Bedroom three is also a good-sized south facing room with built in wardrobe. Deep windowsill again with concealed storage space. Carpet. Radiator.

The family bathroom comprises a three-piece white suite with separate shower cabinet. Wood panelled to dado height. Tiled floor with underfloor heating. Xpelair premier fan. Heated towel rail. Downlighters.

Additionally, there is access to a fully lined attic, presenting a fantastic opportunity for further development. The space is believed to be feasible for conversion into additional accommodation, subject to obtaining the necessary consents and building warrants. Prospective purchasers will be responsible for making their own enquiries with the local authority regarding the potential for attic conversion.

Outside

There is an attractive landscaped courtyard to the rear of the property with borders containing bulbs and shrubs. The entrance driveway from the gravelled road from where the property is accessed is shared with No 2 Bridge Square. In addition to the covered carport, there is off street parking for one car.

Fixtures and fittings

The curtains, light fittings and white goods are all included in the sale.

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 renowned 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 Craigendarroch Hotel. Ballater is within 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.