This beautifully-appointed, semi-detached Villa occupies an elevated site, with fine open views across the city, in a highly sought-after residential area, close to all Perth's business, shopping and leisure amenities. A choice of both primary and secondary schools lies within easy walking distance, as do the city centre, Dewar's Rinks and the Royal Infirmary. Access to the outer-ring motorway network, linking Perth with all major cities in the central belt, is a short drive away, at Broxden interchange.

Built circa 1900, and carefully maintained, upgraded and refurbished over the years, the property is a fine example of Victorian architecture, sympathetically extended and enhanced in recent years. The many traditional features, including high-ceilinged rooms, decorative cornicing, deep sills and skirtings, and bay window frontage, are complemented by a superb blend of contemporary decor and design, with particular emphasis placed on quality fixtures and fittings throughout. Gas central-heating is installed, windows are double-glazed (many with 'tilt & turn' facility), and all fireplaces are fully workable, providing a warm, relaxing focal point. Lighting throughout is a blend of traditional and modern, with chandeliers and wall-lights in most rooms. Externally, there are easily-maintained garden grounds to the front, landscaped decking and terraces to the rear, and a secluded courtyard to the side.

This is a rare opportunity to purchase an impressive home of great character and charm, and early viewing is very highly recommended.
    

ENTRANCE VESTIBULE
Solid outer door, with two locks and brass fitments, gives access to spacious vestibule. Quarry-tiled flooring; traditional, decorative glass door, with glazed side panels, leading to hall.

HALL
Welcoming, traditionally-styled hall, with access to all rooms, and oak staircase to upper floor. Decorative ceiling cornicing (featured throughout the main rooms); deep skirtings; telephone point.

LOUNGE 21'7" x 15'6"(6.58m x 4.72m) approx.measurements into bay.
Elegant, beautifully-presented lounge, with deep bay window to front of property, complemented by oak-panelled surrounds. Original oak fireplace, with tiled hearth and open fire; display recess with wood surrounds and shelved cupboard beneath; t.v. point; wood venetian blinds; picture rail; oak flooring.

FAMILYROOM 16' x 13'(4.88m x 3.96m) approx.
Charming, well-proportioned room, ideal as a familyroom or fifth bedroom if desired. Window to courtyard; traditional fireplace; shelved recess; picture rail; tasteful decor.

INNER HALL
Leading through to diningroom and dining-kitchen, with two, walk-in storage cupboards, both with overhead lighting, and one with extensive shelving.

SHOWER-ROOM
Modern, stylish shower-room, fitted with white w.c., wash-hand basin and separate, fully-tiled shower cabinet, with chrome 'Monsoon' power shower. Window to side of property.

DININGROOM 15'7" x 12'10" (4.75m x 3.91m)approx.
Splendid, well-appointed diningroom, with twin windows to courtyard, quality 'oak' laminate flooring, and ample space for full dining furniture. Display recess with shelved cupboard beneath and light above; light oak fireplace with cast iron inset and tiled hearth; shelved press; door to dining-kitchen.

DINING-KITCHEN 24'5" x 13'8"(7.44m x 4.17m) maximum approx. measurements
Superb, extended kitchen, incorporating separate seating/relaxing area, ideal for the growing family or for casual dining. Fitted with a range of 'oak' base, wall and sliding units, incorporating black laminate working surfaces and deep, stainless-steel sink with mixer taps. Superior Rangemaster cooker, comprising 5-ring gas hob, two ovens (one gas, one fan-assisted electric), with extractor canopy above; integral 'fridge/freezer; integral automatic washing-machine; integral dishwasher. Breakfast bar with two stools; part-tiled in glossy black (behind Rangemaster), with neutral, soft green wallcoverings elsewhere (apart from one wall, which is in deep, contrasting shade). Ceiling spots; window to rear garden, with deep display sill; French doors to rear garden; door to small courtyard.

UPPER FLOOR

HALF-LANDING
Impressive oak staircase leads to half-landing and to upper floor.

FAMILY BATHROOM
Stylish and fresh, fitted with white three-piece suite, comprising w.c., wash-hand basin and claw-foot bath, with chrome mixer shower over bath. Separate, fully-tiled shower cabinet, with chrome 'Monsoon' power shower. Tastefully-tiled in cream to dado height, with charming 'fleur de toile' wallcoverings elsewhere; ceiling spots; wall-lights; window to courtyard.

BEDROOM 1 15'6" x 12'9"(4.72m x 3.89m) approx.
Most attractive double bedroom, with window to side of property. White fireplace with cast-iron inset and tiled hearth. Picture rail; ample room for free-standing or fitted bedroom furniture.

UPPER LANDING
Spacious, square-shaped upper landing, with 'vaulted' skylight providing ample natural light. Deep, shelved storage cupboard; second storage cupboard, giving access to attic room.

BEDROOM 2 21' x 13'6"(6.40m x 4.12m) maximum approx. measurements into bay.
Beautifully-appointed bedroom, with deep bay window to front, enjoying fine open outlook. Shelved press; ample space for free-standing or fitted furniture; telephone point; door to ensuite. ENSUITE: Fitted with white w.c., wash-hand basin (with shelved cupboard beneath) and separate shower cabinet, with Aquatronic electric shower. Fully-tiled; extractor fan.

BEDROOM 3 14'5" x 13'5"(4.35m x 4.09m) approx.
Another pleasant, well-presented bedroom, with window overlooking courtyard. Fireplace with hardwood mantel, cast-iron inset and tiled hearth; door to ensuite. ENSUITE: Fitted with w.c., wash-hand (with shelved cupboard beneath) and separate shower cabinet, with Aquatronic electric shower. Fully-tiled; extractor fan.

BEDROOM 4 12'8" x 7'11" (3.86m x 2.41m) approx.
Ideal as a child's room or guest room, with window to front of property.

N.B. All four bedrooms are presented and decorated to an extremely high standard, complemented by hand-made, designer curtains and blinds.

ATTIC ROOM(unmeasured)
Fixed stairs lead to spacious, fully-floored attic room,fitted with light and power, and with coomed ceiling extending to full height. Ample scope for converting to bedroom/playroom (should the necessary planning permission be given), with velux window to side of property. Access to further eaves storage.

The property stands in carefully-designed, landscaped garden grounds. The elevated front garden comprises easily-maintained, mature plants and shrubs, and is accessed via a short flight of steps and a paved path, leading to the front door.

There is a small, secluded courtyard to one side, accessed by a garden gate, with ample space for pots, tubs and garden furniture. The terraced rear garden is laid mainly to decking, comprising several areas, each with space for garden furniture, barbecue etc. There is an area of lawn, two garden sheds, and a high, stone wall. Privacy and seclusion are of particular note, as the rear garden is not overlooked, and provides a tranquil spot for family and friends.

GENERAL
It is proposed to include all fitted floorcoverings, carpets, blinds, selected curtains and lightfittings in the sale, together with the Rangemaster cooker, two breakfast bar stools, and all integral electrical appliances as detailed in this schedule. Certain other items may be purchased by separate negotiation.

LOCATION
From the city centre, travel west, crossing into Glasgow Road at Dewar's roundabout. Continue on, passing Rosslyn House on left. The entrance to number 38 is immediately past Clifton Guest House, and there is normally parking available in Rose Crescent, or in Lidl's car park (in Riggs Road, just across from Dewar's roundabout).

Clients: Mr & Mrs J.Wishart
Entry: By arrangement
Council Tax:Band F
To View: Contact solicitors on 01738 635300
Office Ref: CN/JPH
February 2010.