3 Bedroom Property for Sale in Aberfeldy

3 bedrooms
2 reception rooms
2 bathrooms
Conservatory
2 single garages

Freehold

SITUATION:
Lismore is situated approximately 3 miles west of Kenmore and close by the picturesque village of Fortingall, which lies at the edge of Glen Lyon, the longest and one of the most beautiful glens in Scotland. This area is designated a conservation area, with a variety of charming properties including thatched cottages, a church, and the famous ancient yew tree, which are in the small village of Fortingall.The tiny village of Kenmore is an outstanding example of an 18th century planned settlement and an indivisible part of a total designed landscape composition. It is located at the end of Loch Tay and on a short peninsula beside the River Tay outflow. The Kenmore gateway, the Square, the main blocks of buildings and Kenmore Church are arranged symmetrically, with a main road leading off north west to the Kenmore Bridge, itself a major feature in planned views. In the Square you will also find the Kenmore Hotel, the Post Office, and the Reading Rooms. The history of Kenmore village stretches back to the mid 1500s. There has been settlement in the area much longer than this, as witnessed by the many crannogs and stone circles in the area. Many of these are several thousand years old. The village itself is relatively new (1540) and The Square has remained virtually unchanged since those days. As a result, it has a character and charm which is almost unrivalled in Scotland.Aberfeldy is the nearest main centre with all essential services to hand, including a new medical centre and cottage hospital, banking, vetinary, optician and dental practices, shopping with a varied selection of quality shops, and schooling at the well regarded Breadalbane Academy, providing education from nursery to 6th year secondary. Pitlochry, approximately 22 miles, is home to the famous Festival Theatre, and has a main line railway station and the pleasant county town of Perth is about an hour's drive south.The area provides ready access to a wide range of recreational pursuits including golf on many nine and eighteen hole courses, watersports on lochs and rivers, climbing and walking, with several Munros nearby. The Aberfeldy Recreation Centre has a 25 metre pool and squash courts amongst its facilities. There are also many clubs and organisations catering for an extensive range of interests.

DESCRIPTION:
Lismore is a charming bungalow which was constructed in 1980 and benefits from an elevated position with an outstanding south facing aspect stretching out over Loch Tay. This can be fully appreciated from a number of rooms, and also from the raised timber deck patio which provides an external seating area. The bungalow has been extensively upgraded and modernised internally and externally, to a particularly high and tasteful standard. The improvements include a newly formed bathroom with a separate sauna, a newly fitted kitchen, a conservatory, central heating system, full redecoration both internally and externally, and also the replacement of the external fascia boards.

ACCOMMODATION:
The entrance hall is accessed through a double glazed door with side screen. The spacious sitting room has a number of focal points which include a multi-fuel burning stove which is inset on a tiled hearth and timber surround. There are external French doors and side screens leading to a south facing raised timber deck patio with large seating space and an elevated outlook over Loch Tay. The separate dining room has a laminate floor covering and is open plan to the kitchen. The kitchen is fitted with a number of base and wall mounted units with contrasting worktop surfaces, inset stainless steel 1½ bowl sink, built in double oven, ceramic hob, cooker hood, dishwasher, free standing fridge freezer and concealed washing machine and tumble dryer. It also has concealed lighting, tiled splashbacks and laminate floor covering.The conservatory has surrounding floor to ceiling windows with a glazed roof, tiled floor covering and an external door leading to the drive, the garage and garden. An inner hall gives access to three bedrooms and two bathrooms, a built in linen cupboard and the loft hatch. Bathroom 1 comprises WC, washhand basin with mixer tap, separate bath with shower above, fully tiled floor and walls, heating towel rail/radiator, shaver point and an enclosed separate sauna with bench seating, for two people. The second bathroom comprises WC, washhand basin and bath with electric shower above, fully tiled walls and floor covering, heated towel rail/radiator.Bedroom 1 has a laminate floor covering, a built in wardrobe and an elevated outlook to the front. Bedroom 2 is carpeted and has a built in double wardrobe and the third bedroom is carpeted and has a built in wardrobe and an elevated outlook.Driveways and garagesThere are tarmac driveways to either side of the bungalow, both giving access to single garages. One garage is detached and of traditional construction with a tiled roof and incorporates power, light, water and an integral WC.GardensThe gardens are extensively hard landscaped and enclosed to the rear by wrought iron gates, conifer screening and timber fencing. To the side is the oil tank and there is scattered planting and seating areas. Pathways to the side continue to the front of the property where there is a sloping garden, which is well stocked with ornamental conifers, heathers and pieris, and access to the raised south facing timber deck patio which has external lighting.ServicesMains water, electricity and drainage. Oil fired central heating which is run by a combination boiler. Full replacement double glazing. Broadband is available in the area.Council taxCouncil Tax Band FFixtures and fittingsAll light fittings, curtains, fitted floor coverings and all kitchen appliances are included in the sale.Servitude rights, burdens and wayleavesThe property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves, including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes, whether contained in the Title Deeds or informally constituted and whether referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied himself as to the nature of all such servitude rights and others. PossessionVacant possession and entry will be given on completion.OffersOffers must be submitted in Scottish legal terms to the Selling Agents. A closing date for offers may be fixed and prospective purchasers are advised to register their interest with the Selling Agents following inspection.Purchase priceWithin 7 days of the conclusion of Missives a deposit of 10% of the purchase price shall be paid. The deposit will be non returnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents.

DIRECTIONS:
Leaving Perth on the A9, travel north for approximately 19 miles, turning right onto the A827 signposted for Ballinluig, Aberfeldy and Killin. After 3.6 miles turn right at the T junction, signposted for Grandtully and Aberfeldy. Travel for a further 11.7 miles, passing through Aberfeldy, until you reach Kenmore. After approximately 3 miles, take the slip road up to the right, and continue up the hill until you reach - Creagach - , a cul de sac on the right. Turn into the cul de sac and Lismore is the second bungalow on the left.