This lovely traditional red-sandstone, two-storey Cottage enjoys a quiet, rural location within the village of Wolfhill, some eight miles from Perth, where the outer-ring motorway network provides easy commuting to all major cities in the central belt. The surrounding countryside offers a wealth of leisure, sporting and touring pursuits, whilst local amenities at nearby Guildtown include a primary school, hotel and garage. Wolfhill itself is on a regular 'bus route which covers both Perth and surrounding villages.

The property itself, is a lovely, well-cared for family home and has been thoughtfully extended to incorporate modern benefits, whilst retaining the individual character and charm of the original building, built circa 1828. The accommodation throughout is bright and spacious, comprising a welcoming lounge,with multi-fuel burner, dining room, with open fireplace, lovely breakfasting-kitchen, with views over the exceptional garden, utility room, two generously-proportioned double bedrooms, fully-tiled bathroom and separate shower room. Oil fired central heating is installed throughout and all windows are double-glazed. Externally the property stands in a beautiful, mature woodland garden, with perimeter fencing, and there is a chipped/paved driveway, which leads to the single garage, with large workshop, which has current planning consents.

This is an exceptionally well-presented home in a prime location and will appeal to a broad range of prospective purchasers. Early viewing is highly recommended.

HOME REPORT VALUATION £240,000

SUNROOM
Bright, welcoming room, with views over the surrounding countryside. UPVC half-glazed door, with security lock; tiled flooring; glazed door, with lock, to hall.

HALL
Gives access to all accommodation. Pitch pine staircase, with balustrades, to upper floor; understairs 'nook', with storage cupboard; space for occasional furniture; telephone point.

LOUNGE(16'8 x 11'9/5.08m x 3.58m approx)
Charming lounge, with most attractive multi-fuel burning stove, with slate hearth and surround, and pine mantel. Windows, with display sills, to front and side gardens; ornate ceiling 'rose'; fitted shelved press.

DINING ROOM(16'9 x 11'4/5.11m x 3.45m approx)
Well-presented, spacious dining room, the focal point of which is the cast iron fireplace, with granite hearth and original wooden mantel. Window to front; shelved recess, with cupboard beneath; fitted, fully shelved cupboard, with further storage cupboard above; door to kitchen; door to utility room.

BREAKFAST-KITCHEN(10'6 x 9'6/3.20m x 2.90m approx)
Generously-proportioned kitchen, with views over the extensive rear garden. Fully fitted in a range of 'limed oak' wall and base units, incorporating complementing laminate working surfaces, open display units, wine rack and glass-fronted unit. Moulded 'granite' 1 1/2 sink, with period mixer tap; integral dishwasher and fridge; built-in fan assisted oven; four-ring electric hob, with extractor hood above; breakfast bar; tiled in complementing colours.

UTILITY ROOM
Good sized utility room, with low level window to rear. Fitted with white base units and incorporating laminate working surfaces; plumbed for automatic washing machine; tumble dryer; UPVC half-glazed door, with security lock, to rear; door to bathroom.

BATHROOM
Fresh, fully-tiled bathroom, with low level window to rear. Fitted with a white three-piece suite, comprising w.c., wash-hand basin, set into vanity unit, and bath, with mains shower above.

UPPER FLOOR
LANDING
Gives access to all further accommodation. Skylight(N.B. The double-glazed skylight has only recently been fitted).

BEDROOM 1(16'9 x 12'3/5.11m x 3.73m max approx)
Tastefully-presented, spacious double bedroom, with bay window overlooking the lovely countryside. Fitted wardrobes, with hanging and shelving(also housing electric fusebox and meter); fitted double wardrobes and fitted fully-shelved cupboard; shallow fitted, fully-shelved cupboard; slight coom.

BEDROOM 2(14'4 x 11'4/4.37m x 3.45m max approx)
Another well-presented double bedroom, with bay window giving views to the surrounding countryside. Wall-length fitted wardrobes, one of which houses the water tank and solar panel control unit(which provides ample hot water to the whole house); two separate fitted storage cupboards, one of which is fully shelved; slight coom.

SHOWER ROOM
Generously-proportioned shower room, with velux to rear. Fitted with white w.c., wash-hand basin, with storage unit, and shower cubicle, with electric shower over. Fully-tiled(excluding coom).

The property sits in approximately 3/4 of an acre of ground, all of which has been carefully landscaped and exceptionally well-tended by the current owners. The front has an area of lawn, with flowerbeds and a chipped path. There is also a chipped/paved driveway, which leads to the single garage, with large integral workshop (N.B. There is planning permission in place for the garage/workshop to be converted to futher living accommodation, if desired, and plans can be viewed via the sellers).

The rear garden is wonderful and has to be seen to be fully appreciated. Planted in a woodland style, with established, mature beech, rowan and chestnut trees intersperced with flowerbeds and areas of lawn. The garden to the side is chipped with raised flowerbeds and a stunning cotoneaster tree, and there is a charming rose garden, with seated arbour, to the rear of the garden. Also to the rear is a greenhouse, garden shed and woodstore, with a lockable gate to the park behind the property. The paved patio is the ideal location to sit and enjoy the spectacular surroundings and also to take in the garden pond, with ornamental wooden bridge.

GENERAL
It is proposed to include all fitted floorcoverings, carpets, blinds, lightfitting and selected curtains in the sale, together with all integral appliances, tumble dryer, garden shed and greenhouse, as detailed above.

LOCATION
Travel out of Perth on the A93, continuing through Guildtown and turn right, as per signpost, for Wolfhill. Follow road for a few miles and take the turning into Wolfhill, following the road. Balcraig Cottage is located on the left hand side, clearly marked by a For Sale sign.

Entry: By arrangement.
Council Tax: Band D.
To view: Contact solicitors 01738 635300.
Office ref: CN/SMG.
June 2010.
McCash & Hunter Ref:1317.
PSPC Area: Balbeggie.