Rhynuie, 41 Golf Road, Ballater AB35 5RS

• Immaculate Walk-in Condition
• Modern Neutral Décor Throughout
• Oil Central Heating
• Wood Burning Stove
• Mains Drainage
• Single Garage
• Secure Private Garden
• Council Tax Band E
• EPC Band D
• For viewing contact Mackinnons Solicitors 013397 55633

Enter Rhynuie through the gated front garden to the vestibule via a solid wooden door with glazed panel.  This area is fitted with laminate wood effect flooring incorporating a mat well.  Coat hooks and central light fitting with a glazed door opening into the welcoming inner hallway.

The laminate flooring continues through to the hallway from the vestibule. This area provides access to all the accommodation with a sweeping carpeted staircase rising to the upper floor. A built-in cupboard offering storage.

The welcoming lounge overlooks the front of the property with natural sunlight flooding the room via the picture window complete with fitted blinds and floor to ceiling curtains. This modern room is a haven to relax in as well as entertaining and is serviced by the wood burning stove insert.  Another attractive feature of the property is the large media wall with display shelving and lighting and a wall mounted television which will remain.

Located to the front is a double bedroom with built-in wardrobes providing hanging and shelving space.  Fitted carpet, and ample space for free standing furniture.

A further double bedroom is conveniently located overlooking the side of the property boasting built in triple mirrored wardrobes and an en-suite cloakroom. Fitted carpet.

The well positioned modern shower room is fitted with a white suite comprising a WC, wash hand basin with drawered vanity unit below and an illuminated mirror above.  A spacious corner shower cubicle with aqua panelling and a chrome ladder style heated towel rail.  This room also enjoys the luxury of under floor heating.

The dining kitchen is fitted with an array of fitted shaker style wall and base units with coordinating splash back and worksurface incorporating a composite sink and drainer with mixer tap.  Integrated appliances include an electric double oven and hob, fridge freezer, integrated washing machine and Miele dishwasher.  A large built-in larder/food store cupboard, laminate wood effect flooring and downlighters.  This area offers ample space for the dining table and chairs which will remain.

Continuing through from the dining kitchen is the family room which is a welcome addition to the property.  This area is a joy to relax in whilst benefiting from the natural sunlight flooding the area via the dual aspect windows.  This room is fitted with a media wall housing the TV, which will remain and a modern remote control electric fire.   An external door provides access to the secure rear garden. Downlighters and laminate wood effect flooring.

Returning to the hallway the sweeping staircase with lighting and window overlooking the side allows natural sunlight to flood the area.

The principal bedroom oozes luxury with beautiful views towards Craigendarroch Hill.  Allowing ample space for free standing furniture, the area is further enhanced by the en-suite shower room and walk-in dressing room. The wall mounted television will remain.

The modern en-suite with under floor heating, offers a white suite comprising a WC set within a vanity unit with luminated mirror above and a spacious walk-in shower with aqua panelling.

Offering generous hanging and shelved storage, the dressing room also has access to either side, offering deep storage in the eves.

Outside

The gated front garden offers an abundance of mature seasonal bedding plants and conifers which display an array of colour and a path leading round the side of the property.  The low maintenance rear garden is conveniently fitted with artificial grass, power sockets and the high fencing offers privacy.  The garden enjoys the sun and offers a gazebo ideal for alfresco dining and relaxing.  All outdoor furniture to remain. The shed provides additional storage, and a single garage is located round the corner on Braichlie Road.

Fixtures and fittings

All light fittings, floor coverings, curtains/blinds, kitchen appliances, televisions, living room sofas, kitchen table and chairs, sunroom seating and coffee table, outdoor furniture and gazebo 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.