7 Burns Brae, Aberfeldy, PH15 2ER

A well-presented four-bedroom detached house, occupying a peaceful cul-de-sac position within the highly regarded Burns Brae development, on the edge of the Lower Birks of Aberfeldy.

Arranged over two storeys, the property is centred around a bright galleried hall, creating a strong sense of arrival and allowing natural light to flow through the principal spaces.

The accommodation is well balanced and flexible, comprising a spacious living/dining room, a second reception room with patio doors opening to the garden, a modern kitchen with adjoining utility room providing access to the integral garage, a fourth bedroom, and a cloakroom /WC.

Upstairs, there is a well-proportioned principal bedroom suite with dressing room and en suite, alongside two further bedrooms and a family bathroom.

The property has been carefully maintained and upgraded, including a recently installed en-suite, replacement kitchen appliances, full internal redecoration and new carpets, and is presented in excellent, move-in-ready condition.

Externally, the garden is attractively arranged for ease of maintenance, with lawn, patio, vegetable beds and a wildlife area.

The property enjoys a particularly attractive setting, with a private gate from the garden providing direct access to woodland walks.

There are lovely views west across the Moness Burn towards Schiehallion and north towards Farragon Hill. Further benefits include a shared orchard, and footpath access into Aberfeldy.

LOCATION Aberfeldy is the geographical heart of Scotland situated on Scotland’s longest river, the River Tay and is home to the Birks Cinema and Dewar’s Distillery.

The town has been recognised by The Sunday Times Best Places to Live guide for its strong community spirit, outdoor lifestyle and thriving cultural and independent business scene.

You will find a good selection of local shops, a golf course, community campus housing the library, swimming pool and sporting facilities as well as primary and secondary schools.

The area is renowned for outdoor activities including white water rafting, abseiling, gorge walking, canyoning, and mountain biking.

DIRECTIONS From The Square in Abereldy head along Bank Street and turn left at the traffic lights onto Crieff road.

Immediately after the next traffic lights, turn left into Burns Brae where you will find the property on your left.

FIXTURES & FITTINGS All fixtures and fittings are included in the sale unless otherwise stated. VIEWINGS By appointment with J & H Mitchell Solicitors & Estate Agents.

Vestibule   1.75m x 1.64m (5' 9" x 5' 5") Hallway   3.68m x 3.37m (12' 1" x 11' 1") Living/Dining Room   7.66m x 3.91m (25' 2" x 12' 10") Sitting room   3.84m x 3.37m (12' 7" x 11' 1") Kitchen   3.08m x 2.49m (10' 1" x 8' 2") Utility Room   3.08m x 1.69m (10' 1" x 5' 7") WC   1.77m x 0.98m (5' 10" x 3' 3") Bedroom 4   3.19m x 3.08m (10' 6" x 10' 1") Garage   5.83m x 2.92m (19' 2" x 9' 7") Bedroom 1   4.08m x 3.91m (13' 5" x 12' 10") Walk-in wardrobe   1.92m x 1.00m (6' 4" x 3' 3") En Suite   3.01m x 2.40m (9' 11" x 7' 10") Bedroom 2   3.37m x 3.34m (11' 1" x 10' 11") Bedroom 3   4.37m x 3.07m (14' 4" x 10' 1") Bathroom   3.07m x 2.63m (10' 1" x 8' 8") Landing   3.68m x 3.37m (12' 1" x 11' 1")