St Fort Farm, Newport-On-Tay, DD6

Set within 1 acre of very private grounds, Boulterhall is a charming detached cottage with a paddock and mature gardens. The cottage includes two reception rooms, four bedrooms and two bathrooms, whilst the outdoor space is ideal for a smallholder or keen gardener. Located only 4 miles from the Tay Road Bridge, Boulterhall combines countryside living with a convenient location, just off the A92.

Accommodation:
Ground Floor
The front door opens into a sunny, welcoming entrance porch which leads through to the entrance hall.

The lounge is a bright room with south and west facing windows framing leafy views and allowing in plentiful afternoon and evening sunshine. This room also benefits from an open fire set within an attractive, traditional surround.

The dining kitchen provides ample storage space through fitted solid timber units which house an integrated electric oven, gas hob and sink. There is also a stove with back boiler.

A large utility room sits off the kitchen and leads through to the north end of the cottage, where there is a rear hall with access to the garden, large workshop/store and shower room.

Bedroom three sits on the ground floor and is a double room enjoying lovely countryside views and plenty of morning sunshine. This room also has a fitted wardrobe.

Bedroom four is currently used as a spacious study, and is a south facing double room.

A bathroom completes the ground floor with a freestanding bath, WC, hand basin set within a vanity unit and towel radiator.

First Floor
The upper landing leads to bedrooms one and two, as well as a large walk-in cupboard, which could become a shower room or WC subject to the relevant permissions.

Bedrooms one and two are both large double rooms with Velux windows and east facing picture windows looking out to the garden and allowing in the morning sunlight. One of the rooms also benefits from a fitted wardrobe/cupboard.

Outdoor Areas:
The plot at Boulterhall extends to 1 acre and includes mature garden ground and a grazing paddock. The west facing garden area to the front of the cottage is very private and ideal for sitting out as it receives sunshine from early afternoon until sunset. The space is mostly paved, with colourful beds and borders holding a selection of perennial cottage style plants.

The expansive rear garden holds vegetable beds and fruit trees whilst enjoying lovely views across the paddock and surrounding countryside. The rear garden also features a polytunnel, greenhouse and south facing patio. The paddock also sits to the rear of the house and has a number timber outbuildings.

Home Report:
Please find a copy of the Home Report on our website: lawrieestateagents.co.uk
Home Report also available at onesurvey.org entering postcode DD6 8RF.
Location:
Boulterhall sits just off the A92, 4 miles south of the Tay Road Bridge and close to the desirable town of Newport-on-Tay. The journey time to Dundee is less than 10 minutes, whilst St Andrews and Cupar are both around a 15 minute drive away.

Newport-on-Tay is a highly desirable town located on the southern banks of the River Tay, just 5 minutes from Dundee via the Tay Road Bridge. The town has an excellent range of amenities including restaurants, cafes, two small supermarkets, a butcher's shop, Doctor's surgery, chemist, dentist, optician, podiatrist and veterinary surgery, as well as a yoga centre and art gallery. The town lies within easy reach of the main Scottish motorway network, with the nearest train station located in Dundee, just across the bridge, where there is also an airport with direct services to London. The town has its own primary school, whilst secondary schooling is at Madras Collage in St Andrews. Private schooling is also available at St Leonards in St Andrews, as well as at Dundee High.

Ground Floor

Lounge: 4.82m x 3.61m (15'10" x 11'10")

Kitchen/Dining: 5.02m x 3.79m (16'6" x 12'5")

Utility: 3.00m x 2.44m (9'10" x 8'0")

Bedroom 3: 3.62m x 2.77m (11'11" x 9'1")

Bedroom 4/Study: 5.50m x 2.90m (18'1" x 9'6")

Shower Room: 4.03m x 2.10m (13'3" x 6'11")

Bathroom: 3.03m x 1.72m (9'11" x 5'8")

Workshop: 5.46m x 2.20m (17'11" x 7'3")

Store: 3.70m x 2.22m (12'2" x 7'3")

First Floor

Bedroom 1: 4.56m x 4.36m (14'12" x 14'4")

Bedroom 2: 3.92m x 3.58m (12'10" x 11'9")