No 2 ROSSLYN AVENUE PH2 0GW - Perthshire Solicitors Property

Solicitors, Estate Agents & Tax Advisers
PERTH
CARRIAGEWAY LINKS 2MLS
GLENEAGLES 15MLS
DUNDEE 22MLS
EDINBURGH 42MLS
GLASGOW 60MLS
No 2 ROSSLYN AVENUE PH2 0GW
SPACIOUS AND VERY WELL MAINTAINED
MODERN TOWNHOUSE
2
2
(EXTENDING TO APPROXIMATELY 1,830 ft – 170m OR THEREBY)
ACCOMMODATION:
VESTIBULE - RECEPTION HALLWAY - CLOAKROOM
QUALITY FITTED KITCHEN/DINING ROOM WITH FRENCH DOORS GIVING PATIO AND GARDEN ACCESS
FIRST FLOOR: MEZZANINE STUDY - SPLENDID DRAWING ROOM AND MASTER BEDROOM WITH
4 PIECE EN-SUITE BATHROOM
UPPER LEVEL
3 ADDITIONAL BEDROOMS - FAMILY BATHROOM AND GUEST BEDROOM 2 ALSO WITH EN-SUITE
OFFERS OVER £298,000
Property Department, 77 George Street, Perth PH1 5LF (LP-6 Perth)
Tel: (01738) 441124 Fax: (01738) 441131 email: property@condies.co.uk
www.condies.co.uk
ROSSLYN AVENUE
A new concept in modern living was introduced to Perth by this recent development of contemporary townhouses and
undertaken by NHBC registered Scotia Developments during 2003/2004. The innermost section of the Rosslyn Avenue stands
within the attractively landscaped and wall enclosed garden grounds of Rosslyn house, itself a notable landmark which fringes
the western perimeter of the city centre, and also Glasgow Road adjacent.
This now well established residential area has become a popular choice with discerning purchasers, even in retirement, in
view of its most convenient and accessible location. Indeed all central amenities are within easy walking distance, notably the
City Centre, Retail Park, Ice Rink Complex, PRI, not to mention also primary and secondary schooling. The bus and rail
terminals are also within easy reach, as are carriageway links at Broxden interchange, only a short distance to the west of the
city boundary.
FEATURES
PRESTIGIOUS AND SECLUDED TRAFFIC-FREE RESIDENTIAL LOCATION CONVENIENT FOR ALL LOCAL AMENITIES
INCLUDING CITY CENTRE AND SURROUNDING CARRIAGEWAY LINKS
GAS CENTRAL HEATING
DOUBLE GLAZING
GARAGE AND PARKING
PLEASANT SURROUNDING ASPECTS AND SUNNY SPLIT-LEVEL PATIO GARDENS TO THE WEST SIDE
GENERAL DESCRIPTION
No 2 Rosslyn Avenue is mid-terraced within the development and is well positioned fronting over Rosslyn Court adjacent.
Internally it offers impressive family accommodation over three levels, beautifully combining modern benefits with a high
degree of comfort, luxury, and style. The notable living apartments include a splendid, west-facing drawing room at first floor
level, mezzanine study adjacent, and on the ground floor a well equipped designer fitted kitchen/open-plan family dining room,
with French-door access to the west-facing patio gardens. The generous master bedroom boasts good in-built storage, leanover balcony, and also a full four-piece en-suite bathroom. Three additional bedrooms are contained within the upper level,
each again with in-built storage, bedroom two also with full en-suite facility. A cloakroom serves the ground floor, and the
family bathroom, also with shower facility, is located within the uppermost level. All windows and doors are double glazed, and
central heating is provided by a gas-fired radiator system. The property is warmly enhanced with corniced ceilings, panelled
doors, quality floor coverings, and contemporary LV spot-lighting throughout.
There is secondary parking to the front of the property, adjacent to the garage. The garden to the rear is privately enclosed,
and also west facing, making it a pleasant sun-trap. It is accessed directly from the dining room, and comprises a delightful
two-level patio terrace, the upper landscaped terrace with a colourful array of plants and shrubs and also a corner pergola.
An eye-catching wooded embankment, which we understand is maintained, encompasses the avenue to the west side, thus
further enhancing the level of privacy enjoyed. No 2 is presented in simply first class decorative order throughout and is a fine
example of contemporary family living. Viewing is quite simply a must.
ACCOMMODATION: GROUND FLOOR LEVEL
Vestibule
Quality external access door with twin leaded panels.
Telephone point, and inner door opening to;Reception Hallway
Almost ‘L’ shaped in design, and with space also for
occasional furniture. CH wall thermostat, ornate corniced
ceiling, and corner cloak/storage cupboard with coat
hooks, and housing also the electrical fuse-box. Stair off to
upper level and door left to:Cloakroom
2 piece Ideal-Standard suite in fresh white, including also
a shaver point and extractor fan.
Kitchen/Dining Room 16’10” x 15’10” / 5.14m x 4.84m
Notable, designer-fitted apartment, with west window and
French-doors giving patio and garden access.
The kitchen is extensively equipped with generous storage
and contrasting work-surface area, and the open-plan
dining area contains a useful wall cupboard.
The spacious and well equipped kitchen
NB Integrated appliances include split-level double oven,
5ring gas hob, extractor hood, dish-washer, tumble dryer,
automatic WM, microwave oven, and fridge-freezer.
FIRST FLOOR (MID) LEVEL:
Mezzanine Study Area 10’6” x 7’10” / 3.20m x 2.39m
Ample space here for a computer desk, general storage,
occasional furniture, and there is also a telephone point.
Double-leaf doors left opening to:-
En-suite Shower Room 7’6” x 5’10” / 2.29 x 1.78
Similar to master bedroom, but with 3 piece suite,
including shower cubicle, partial ceramics, shaver point,
extractor fan, and window.
NB Mirror with down-lighters to remain.
French-doors and lean-over enclosure
Drawing Room
16’10” x 15’10” / 5.14m x 4.84m
Elegant and beautifully proportioned room room, and also
bright and airy, including a west facing window, and
French-doors with lean-over enclosure and overlooking
the garden to the rear. Ornate corniced ceiling.
Bedroom 1
15’10” x 10’10” / 4.84m x 3.31m
A splendid master bedroom, also with French-doors and
lean-over enclosure, and enjoying an open frontal aspect
over Rosslyn Court adjacent. Walk-in wardrobe/dressing
area, approx 7’4” x 5’2”. Tv and telephone points.
Bedroom 3
12’10” x 9’2” / 3.92m x 2.79m
Charming, double-size in proportion, and with window
giving pleasant aspects to the rear. In-built wardrobe.
Bedroom 4
13’2 x 7’3” / 4.02m x 2.21m
Single-size in proportion, and presently utilised as an
office/study. In-built wardrobe, telephone point, and
window also giving fine aspects to the west side.
Bathroom
7’8” x 6’4” / 2.34m x 1.93m
With contemporary 3 piece fresh white suite, including
over-bath shower, partial ceramics, shaver point, extractor
fan, and feature wall mirror with LV spot-lighting over.
The master bedroom also with French-doors
En-suite Bathroom
8’4” x 5’6” / 2.52m x 1.72m
4 piece fresh white suite, including WC, vanity sink basin,
corner shower, and bath.
LV spotlighting, partial
ceramics, shaver point, window and extractor fan.
NB Mirror with down-lighters to remain.
UPPER LEVEL:
Landing
Corniced ceiling, and LV spot-lighting. Airing cupboard,
housing also the hot water cylinder, and ceiling hatch
within to roof void, which affords a degree of storage.
Bedroom 2
15’6” x 10’6” / 4.73m x 3.20m
Generous and roomy guest bedroom with deep-silled, east
facing window, and walk-in wardrobe/dressing area,
approx 5’10” x 5’8”. TV point. Door to:-
Garage
16’ x 11’6” / 4.88 x 3.51
With up and over door, power and lighting supply, and
also housing the CH boiler.
Services
Gas, electricity, mains water and drainage, telephone,
garage and parking. We understand that there also is a
communal satellite system and broadband.
The postal code is PH2 0GW
Burdens
Council Tax band is category ‘G’
The factoring charge is approximately £35 per quarter ,
and a deposit of £200 is also taken.
EPC (Energy Performance Certificate)
Energy efficiency rating is Category C (77)
Extras
Included in the sale will be the quality fitted carpets and floor-coverings, some window curtains and blinds, and also the
integrated kitchen appliances, as specified.
NB No appliances tested, therefore, none warranted.
VIEWING:
Strictly by appointment through the selling agents Condies Solicitors and Estate Agents
Property Department 77 George Street Perth PH1 5LF Tel: 01738-441124 Fax: 01738-441131
e-mail property@condies.co.uk
NB Should you wish to make an appointment to view the property when this office is closed, then please simply contact PSPC
on 01738-635301.
The Property Centre provides a service over 7 days, from 8am-9pm weekdays, 9am-4pm on Saturday, and a Sunday
telephone service is available 10am - 4pm.
Bedroom three
Dining Area
Office/study
Directions – see also location plan
From the city centre proceed west towards Glasgow Road. At the roundabout junction at Riggs Road (with Glasgow Road just
beyond) turn left into Glover Street and then immediate right into Graybank Road at the next roundabout junction ahead. Take
the next right into the innermost section of Rosslyn Avenue, and No 2 is now the second house along and positioned on your
left hand side - with number clearly on the door.
IMPORTANT
We endeavour to make our sales particulars accurate and reliable.
They have been prepared in good faith, but are intended for guidance purposes only and do not form part of any contract to sell.
Please do not hesitate to contact this office should you wish to discuss any item of interest or importance, particularly if you are contemplating
travelling some distance to view the property.
Room sizes have been taken by an electronic measuring device to give an indicative approximate size only.