BEN MORE, 3 ABERFELDY ROAD, KENMORE, PH15 2HF

A RARE OPPORTUNITY TO ACQUIRE A CHARMING COTTAGE SET IN THE HEART OF KENMORE, WITH EASE OF ACCESS TO LOCAL AMENITIES, AND THE WIDER ACTIVITIES OF HIGHLAND PERTHSHIRE.

Please note, as holiday accommodation a Home Report is not required.

SITUATION
Kenmore lies six miles west of Aberfeldy on the A827, sitting at the eastern end of Loch Tay, with the River Tay between the village and the property. Surrounded by stunning countryside, there are countless scenic walks to enjoy, suited to all abilities. From the Munros of Schiehallion and Lawers, to the vast forest and mountain trails in Glenlyon and the picturesque paths at Taymouth Castle and Drummond Hill. Loch Tay is host to an array of water sport activities, which can be enjoyed from one of its many piers or the local beach. The mighty River Tay begins its journey east here and offers wonderful fishing for brown trout and salmon (seasonal, with permits available from the local post office). The conservation village of Kenmore, is served by a local bus service which allows connections at Aberfeldy for onward bus journeys. The local school in Kenmore serves P1-7, with secondary education continuing at Breadalbane Community Campus in Aberfeldy, which can be easily reached by the school bus service. The Community Campus, which is also home to Live Active Leisure, houses a swimming pool, jacuzzi, sauna, squash and tennis courts, various pitches, as well as a bright spacious library. Based in the Heart of Scotland, all Scotland's major cities can be reached within a 2 ½ hour drive - or you may choose a day trip to the beach on either the west or east coast. Highland Perthshire offers a wide choice of hospitality and leisure pursuits including The Scottish Crannog Centre, the Birks Cinema, several Distilleries and Pitlochry Festival Theatre. Nearby Aberfeldy can be accessed in a short drive by car. Aberfeldy offers a choice of restaurants, coffee shops, independent retailers, banks, supermarket, nursery, primary and secondary schooling as well as a Doctors and Dentist. To the south lies the City of Perth, offering a wide range of city amenities, including great transport links from Perth train station and buses. Edinburgh can be reached in approximately an hour and a half by car and again hosts numerous city amenities, as well as an international airport.

DESCRIPTION
Ben More sits in an idyllic location on Aberfeldy Road, overlooking the beauty of the Kenmore Bridge and Loch Tay. The property is a traditional end of terrace, two storey two bedroom house - white render, slate roof - with attractive front and rear gardens. The picket fence provides a lovely introduction to the home with a path through the front garden to the front door. Entering the house the ground floor is very much open plan with spacious breakfasting kitchen and entrance hall to one side and living/dining to the other. The ground floor is separated by a central fireplace wall and has wooden flooring throughout. On the first floor are two double bedrooms both with spacious en suites.

ACCOMMODATION. Covered entrance porch to front door. The main front door opens into:
GROUND FLOOR (6.62m x 5.81m)
ENTRANCE HALLWAY, with understairs storage (housing Heatrae Sadia Electric Max combi boiler, electric meter and smoke detector) opening to
BREAKFAST KITCHEN. Kitchen has modern base and wall units with granite worktops. 4 ring induction hob with hood over, single electric oven, 1.5 bowl sink unit with drainage grooves into worktop, integrated dishwasher, integrated washer dryer, integrated under counter fridge with freezer storage. There are ceiling spotlights and heat detector. There is a door leading from the kitchen to the rear garden and also a window above the sink to the side elevation.
LOUNGE/DINING. Stylish and spacious open plan living room/ dining room. Living room overlooks the Loch to the front elevation whilst the dining area overlooks the rear garden. Modern,marble fireplace and feature wood burning stove, 2 x radiators, cornicing, 2 x wall lights, smoke detector.

A carpeted staircase leads to the upper landing. The landing has a window overlooking side elevation, attic hatch, ceiling downlights and smoke detector.

BEDROOM 1 (3.95m x 3.12m) Front aspect room overlooking the loch. Bright room with carpet, large window, radiator, ceiling downlights, smoke detector.

EN SUITE (2.16m x 1.80m). Modern en suite with white wc, sink and over sized walk in shower with rainfall shower. Tiled floors and walls, towel rail, ceiling spotlights and window (obscured to front elevation).

BEDROOM 2 (4.64m x 2.54m) Rear aspect room overlooking the back garden. Bright room with carpet, large window, radiator, ceiling downlights, smoke detector.

EN SUITE (2.34m x 1.90m). Modern jack and jill en suite with white wc, sink and bath with rainfall shower over. Tiled floors and walls, towel rail, ceiling spotlights and window (obscured to front elevation).

FRONT GARDEN Ben More sits within a picturesque white picket fence, with the front garden laid mainly to lawn with borders of shrubs. The path leads to the front door and also to the side of the house leading to the rear garden. Unrivalled views over Loch Tay and Ben Lawers.

BACK GARDEN The back garden can be accessed from a path down the side of the property, as well as from internally. The garden has a larged chipped area across the back of the house making an excellent sitting area. There is a step to the raised lawn area with low level fencing surround. There is an outside tap and also a double socket.

Tenure: Freehold