Melville Place, KY14 6HB

This attractive, well-maintained property is located in a popular, residential setting, a short walk from Newburgh town centre and offers spacious, well laid out family accommodation, which could be extended further within the garden grounds or by utilising the attic to its full potential.

The accommodation is designed over a single level and extends to:

* Sun porch leading to spacious hallway
* Front facing lounge with feature fireplace
* Dining sized kitchen, with separate dining room / living room featuring full height window to rear garden
* Three well-proportioned double bedrooms, each with walk-in storage
* Family bathroom with WC, WHB and shower
* Large, floored attic with expansion potential

The house is served by a gas-fired central heating system (modern Potterton combi-boiler) which also provides hot water. Double glazing is fitted throughout

Description
The property is in good decorative order throughout, enjoying neutral tones, with a mix of floor coverings throughout. The house is accessed via a sun-lounge/porch which leads to welcoming reception hallway with walk in storage cupboard, with the hallway providing access to the majority of the main rooms.

There is a good sized dining kitchen, fitted with traditional wall and floor mounted cabinets with worktops incorporating modern double sink and drainer. This room could be combined with the adjacent sitting/dining area to provide a large open plan family area which would be the perfect setting for entertaining guests.

There are three double bedrooms, with the master bedroom having walk-in cupboards and this overlooks the front garden area. The hallway also provides access to a fully tiled family bathroom, having WC, WHB and electric shower with oversize shower tray, providing ample space to reinstate a bath if required.

There is a substantial floored attic, which provides ample storage space but also offers excellent development potential subject to the relevant local authority consents being obtained.

Access
The property is accessed directly from Melville Place, with ample space for 3 vehicles within the drive which is finished in red granite chippings.

External
The house is constructed of cavity brick with rendered finish. The roof is pitched and finished in Rosemary style clay tiles. The original building has been sympathetically extended with matching materials.

The house benefits from well-maintained mature front and rear gardens, partly laid to lawn and incorporating hedges and shrubbery, with a large vegetable patch formed to the rear. There is a single garage formed at the end of the driveway and a garden shed which provides good storage space for garden tools etc.

Subject to obtaining the necessary consents, there is potential to improve direct access to the garden area from the house by converting the large window within the dining room to a patio door.

Local area and amenities
The house is located a short walk from the town centre of Newburgh, a royal burgh formed within the Kingdom of Fife. The town occupies an enviable location on the banks of the River Tay, approximately 12 miles east of Perth and 10 miles west of Cupar via the A912/A913. There are regular bus services which serve the town and provide direct links to Perth as well as Cupar and St Andrews.

The town has a wide variety of recreational facilities on hand which include Newburgh Sailing Club and Newburgh public park, with the River Tay a haven for fishing, kayaking and paddleboarding. Local visitor attractions also include Lindores Abbey Distillery and Jamesfield Garden Centre.

The house is formed within a popular residential pocket, only a few minutes' walk from Newburgh town centre, which provides a wide variety of shops, local services, coffee shops and casual dining destinations within the High Street.

Newburgh Primary School is formed at the end of Melville Place on Cupar Road, less than 2 minutes walk from the property. The closest secondary school is Bell Baxter High School in Cupar which is a short bus journey away.

Energy Performance
EPC band D

Council Tax
Council Tax Band C