13 Woodlands Avenue, Kirkcudbright, DG6 4BP

13 Woodlands Avenue is a well positioned 4 bedroom family home enjoying an elevated position and fine views across the rear garden and roof tops to the Dee Estuary beyond.

This bright and spacious home is located a short distance away from all local amenities. Kirkcudbright is an attractive harbour town situated on the banks of the River Dee.

The town itself is of historic and architectural interest with its ancient High Street, Tolbooth Arts Centre, Stewartry Museum and numerous galleries.

Long frequented by artists, Kirkcudbright was home to the renowned artist, EA Hornel, one of the “Glasgow Boys”.

This tradition is maintained today by a flourishing colony of painters and craft workers which has led to Kirkcudbright being named the “Artists’ Town”.

Kirkcudbright enjoys a wide variety of mainly family owned shops, pubs, hotels and restaurants, whilst offering a wide range of facilities, including its own swimming pool, golf course, marina, bowling green, squash & tennis courts and an active summer festivities programme, including its own Jazz Festival and Tattoo.

There is also a modern primary school, secondary school and health centre.

ACCOMMODATION Entered through wooden part glazed door from the front garden into:- RECEPTION HALLWAY 1.34m widening to 1.95m x 5.46m Bright spacious reception hallway with engineered oak flooring.

Built in cupboard with hanging rail and shelving providing useful additional storage. Further built in corner cupboard at the far end of the hallway providing useful additional storage.

Hive central heating controller. Radiator. Recessed ceiling lights. Smoke alarm. Doors leading off to bedroom, bathroom, kitchen and sitting room.

Wooden staircase with wooden handrail leading down to ground floor level. A carpeted staircase with wooden handrail leading to upper floor level.

KITCHEN / DINING ROOM 2.84m widening to 3.42m x 4.86m Good sized kitchen / dining room with engineered oak flooring. Recessed ceiling spotlights. Radiator.

Built-in walk-in pantry cupboard with shelving. Good range of white shaker style units with laminate work surfaces. Integrated Hotpoint oven.

Integrated electric hob with stainless steel splashback and chimney style extractor hood. Stainless steel sink with mixer tap and drainer to side. Plumbing for dishwasher. Space for fridge freezer.

uPVC double glazed window to front with horizontal blind. Ample dining area for table and chairs. uPVC double glazed window to side overlooking garden. Pendant light. Heat sensor. Radiator.

15 pane wooden glazed door leading to:- GARDEN ROOM Step down from kitchen into garden room.

uPVC double glazed windows on two walls with Aluminum double glazed patio door and further uPVC double glazed window to side overlooking garden and rooftops to the Dee Estuary beyond. Ceiling light.

2 double power sockets. Limed oak effect laminate flooring. DOUBLE BEDROOM 1 (Front Facing) 2.61m x 3.27m uPVC double glazed window with horizontal blinds, curtain pole and curtains.

Ceiling spotlight. Radiator. Engineered oak flooring. BATHROOM 2.05m x 1.97m Suite of white wash hand basin, W.C. and bath with mixer tap and shower attachment above. Tiled splashbacks. Shaver socket.

uPVC obscure glazed window to side with blind. Extractor fan. Recessed ceiling spotlights. Radiator. Laminate moisture resistant flooring.

SITTING ROOM 7.64m x 3.58m Large spacious reception room overlooking the rear garden with superb panoramic view across rooftops to the Dee Estuary and hills beyond.

uPVC double glazed windows on 2 walls with blinds. Dalbeattie granite fireplace and surround with ‘Charnwood’ multifuel stove inset. 4 wall lights. Smoke alarm and carbon monoxide alarm. 2 radiators.

Engineered oak flooring. From the reception hallway a carpeted staircase with wooden handrail leads up to:- Upper Floor Level LANDING 2.36m x 1.88m at widest Partially coombed ceiling. Ceiling light.

Under eaves storage. Smoke alarm. Carpet. Doorways leading off to 2 double bedrooms. DOUBLE BEDROOM 2 (right) 3.69m x 3.69m Large uPVC double glazed window with blinds, curtain pole and curtains.

Ceiling light. Partially coombed ceiling. Built in storage cupboard. Carpet.

DOUBLE BEDROOM 3 WITH EN-SUITE SHOWER ROOM (Left) 2.84m widening to 3.80m x 3.63m Large uPVC double glazed picture window overlooking roof tops to Dee Estuary with blinds. Ceiling light.

Ceiling cornicing. Partially coombed ceiling. Carpet. Doorway leading into:- En-suite Shower Room 1.68m x 2m Suite of white W.C. and wash hand basin. Fixed bathroom mirror. Fixed bathroom glass shelf.

Shaver point. Shower cubicle with electric shower above and tiled splash backs. Partially coombed ceiling. Ceiling light. Limed oak effect laminate flooring.

From the reception hallway a wooden staircase with wooden handrail leads down to:- Ground Floor Level GROUND FLOOR HALLWAY Recessed LED ceiling spotlight.

Doors leading off to utility room/office and further double bedroom with en-suite. UTILITY ROOM/OFFICE 3.40m x 1.89m Built in kitchen cupboard with stainless steel sink with tap and drainer to side.

Tiled splashback. Laminate work surface. Plumbing for washing machine. Space for tumble dryer. Built in shelving currently used as a home office desk. uPVC double glazed window to side with blinds.

Vent-Axia extractor fan. Fluorescent strip light. Smoke alarm. Wall light. Radiator. Laminate moisture resistant flooring.

DOUBLE BEDROOM 4 WITH EN-SUITE SHOWER ROOM 4.16m x 2.64m widening to 3.46m Bright spacious double bedroom with uPVC double glazed window to side. Built in walk-in cupboard with shelving.

Ceiling light. 2 wall lights. Radiator. Door leading under level storage area which also houses Worcester gas fired boiler, smoke alarm and carbon monoxide alarm.

uPVC double glazed French doors leading out to decked area and into garden.

Door leading to:- En-Suite Shower Room 1.82m x 0.88m widening to 1.81m Suite of white W.C and wash hand basin with mixer tap inset into modern high gloss vanity unit with large mirror above basin.

Shower cubical with mains shower above. Recessed alcove with large mirror, built in cupboard and laminate work surface providing useful additional storage. Extractor fan. Partially coombed ceiling.

Recessed LED ceiling spotlights. Radiator. Slate tile effect ceramic flooring.

OUTSIDE FRONT GARDEN Generous front garden area with gravel paths and well established flower beds bordered by brick wall with driveway to one side with off street parking.

Classic 3 person garden seat. There has previously been planning consent to build a garage to the side which has now expired, planning reference 20/0397/FUL .

The rear garden can be accessed directly from both the garden room, and lower level double bedroom, as well from the front garden.

REAR GARDEN Well established, rear garden with a variety of mature trees and shrubs providing colour and interest throughout the year.

This cleverly terraced garden allows for full use of the large rear garden with a number of steps and paths leading down to the bottom. This delightful garden is a haven for birds and wildlife.

Gravelled patio area with fine views across neighbouring rooftops to the Dee estuary and hills beyond. Wood store. Attractively bordered pond. Two sets of garden furniture.

WORKSHOP Built in work benches. Wooden glazed windows overlooking garden. Partially coombed ceiling. 2 double power sockets. 2 fluorescent strip lights.