Ruthvenwater, Aberuthven, PH3

The House
Halliday Homes welcome to the market this 4-bedroom detached villa. The property sits within a unique position boasting gorgeous outlooks over the countryside and benefits direct access to the river with fishing rights. Early viewing comes highly recommended.

The property comprises: vestibule, hallway, open plan kitchen/dining area/family room, utility room, living room, 3 double bedrooms, and bathroom. On the lower level is a further bedroom, living room, conservatory and w.c. Warmth is provided by gas central heating and double-glazed windows throughout.

The Garden
To the front there is a monobloc driveway for off-street parking, an area of lawn and an attractive arrangement of trees, there is also a single garage with light and power. The rear garden has impressive views over the countryside and is split over three levels with parts of lawn and patio area with a summer house. Within the peaceful setting there is also raised decking outside the lounge area and patio area surrounding the property and to the side, an external water tap, and timber shed.

The Location
Ruthven Water is located in Aberuthven which is 2 miles away from the lang toun of Auchterarder which has an excellent range of facilities including a supermarket plus a fine range of independent retailers, a highly regarded community campus with nursery, primary and secondary schooling, and fantastic golfing facilities nearby - Auchterarder Golf Club enjoys an excellent reputation and the world-famous Gleneagles Hotel, with four courses as well as a range of other sporting facilities, is just over 2 miles away. The town is well placed for those who commute to Perth, Stirling, Edinburgh, and Glasgow, with fine road links to all these cities. Gleneagles train station is also situated close by.

EPC Rating: D
Council Tax Band: G

Vestibule
Welcoming you to the property with vinyl flooring.

Hallway
Leading on from the vestibule, carpet flooring, storage cupboard, two radiators and stairs leading you to the lower level.

Kitchen 7.00m x 4.00m
Modern kitchen which is open plan to the family room and dining area, ample wall and base units with vinyl flooring. White goods are to include fridge/freezer, dishwasher, induction hob and electric oven. Island area with further storage and a window to the front.

Family Room/Dining Area 7.00m x 8.55m
Gorgeous room with a south facing aspect overlooking the countryside views, open plan to the kitchen with vinyl flooring and log burner. French door access to the side garden, space for a dining table and two radiators.

Utility
Vinyl flooring, with space for a washing machine, and dryer. Further wall and base units for storage, side door to the garden, window to the front, and a storage cupboard which houses the boiler.

Living Room 3.85m x 3.50m
Living room located on the first floor, with floor to ceiling windows overlooking the countryside, the room is provided with carpet flooring, and a radiator.

Principle Bedroom 3.50m x 3.35m
Large bedroom with carpet flooring, and built in mirrored wardrobes, window to the rear, and radiator.

En-Suite
Three-piece suite of WC, wash hand basin and shower enclosure. Vinyl flooring, heated towel rail, window, and completed with wet wall.

Bedroom Two 4.05m x 3.90m
Double bedroom with carpet flooring, triple mirrored wardrobes, radiator, and window to the front.

Bedroom Three
Further double bedroom with carpet flooring, mirrored wardrobes, radiator, and window to the front.

Bedroom Four 3.30m x 3.00m
Bedroom located downstairs with carpet flooring, radiator, and window to the front. Currently utilised as an office.

Living Room 3.50m x 2.70m
Another reception area which can be utilized as a further living room, with carpet flooring, radiator, door access to the conservatory and bedroom four.

Conservatory
A lovely space to look out over the garden with vinyl flooring and door access to the garden.

W.C
Suite of WC and wash hand basin, carpet flooring, window, and radiator.

Bathroom
Three-piece suite of WC, wash hand basin and shower over bath. Vinyl flooring, tiled walls, window, and heated towel rail.

The Agents Note
We believe these details to be accurate, however it is not guaranteed, and they do not form any part of a contract. Fixtures and fittings are not included unless specified otherwise. Photographs are for general information, and it must not be inferred that any item is included for sale with the property. Areas, distances, and room measurements are approximate only and the floor plans, which are for illustrative purposes only, may not be to scale.