Woodlands KINNESSWOOD KINROSS KINROSS-SHIRE

Woodlands KINNESSWOOD KINROSS KINROSS-SHIRE

Woodlands KINNESSWOOD KINROSS KINROSS-SHIRE Recently constructed one off architect designed house ith spacious and flexible accommodation and onderful uninterrupted vies over Loch Leven. Entrance vestibule Reception hall Cloak cupboard WC Semi open plan kitchen, dining and sitting room Utility room Master bedroom ith en suite shoer room 4 further bedrooms 2 of hich have en suite shoer rooms Family bathroom First floor sitting room ith kitchen Integral double garage ith adjoining store Extensive parking area Mature landscaped garden In all about 0.14 Ha (about 0.34 acres) Kinross 5 miles Perth 21 miles Edinburgh 30 miles (All distances are approximate) These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is dran to the Important Notice on the last page of the text.

Situation Kinnessood is a small village surrounded by farmland at the foot of the Bishop Hill, hich is part of the Lomond Hills, overlooking Loch Leven. It is situated ithin an area of great landscape value. Local facilities in the village and neighbouring Scotlandell include a primary school, church, village hall, garage, village shop and there are 2 pub/restaurants ithin about a mile. Nearby is Loch Leven s Larder ith its popular café and farm shop as ell as providing access to Loch Leven and the Heritage Trail hich has recently been completed to allo a complete circuit of the loch either on foot or by bike. The Portmoak Festival is a significant eek in the local diary, bringing together the far reaching communities of Portmoak parish and beyond. Kinross offers a good range of shopping, Sainsbury s supermarket, and professional, educational and recreational services including a health centre and leisure campus. For a more comprehensive range of shopping, recreational and cultural facilities, Perth, Stirling and Edinburgh have a ider choice. The M90 (4 miles) gives quick access to both Perth and Edinburgh. There is a Park and Ride service at Kinross ith regular express coach services to Edinburgh and Perth making Woodlands ideally placed for commuting purposes. Edinburgh Airport (30 miles), situated on the estern periphery of Edinburgh, has a ide range of domestic and international flights. In terms of schooling, children progress from Portmoak Primary School (in Kinnessood) onto Kinross High School and campus. Alternatively, there is a range of private schools in the area including Dollar Academy, Craigcloan, Strathallan, Kilgraston or St Leonards, ith a further selection of private schools in Edinburgh and West Perthshire. Woodlands is ideally situated to enjoy the beautiful countryside of Perthshire, Fife, and Kinross-shire. The house has good access to local hill alks, bridle paths and cycle tracks around Loch Leven. There are local golf courses at Kinnessood, Kinross, Muckhart and Milnathort and the famous Old Course at St Andres and courses at Gleneagles are 27 and 20 miles aay respectively. Trout fishing is available in several nearby lochs and reservoirs including the national nature reserve at Loch Leven hich includes the RSPB

Visitor Centre at Vane Farm and a gliding school. Loch Leven is most famous for its ruined castle hich as once the prison of Mary Queen of Scots. The castle can be reached by ferry from Kinross. Description Woodlands as built about 5 years ago, on the site of a previous house, in a contemporary style ith many attractive architectural features, and orientated to make the most of hat is ithout doubt an exceptional panoramic vie over garden, farmland, Loch Leven, to Benarty Hill and the Ochills. It s south est facing elevation is almost all glass hich brings the vie into all the reception rooms and the majority of the bedrooms. The entrance vestibule opens to a spacious reception hall ith a WC and cloaks cupboard. Immediately ahead is a spacious living area hich is largely open plan but ith distinct sitting, dining and kitchen areas. There is a all mounted TV in the sitting area hich is ired into a Sonos system and features cinema surround sound. A single remote control operates the TV, mood lighting and indo blinds. The dining area has a sliding door onto a decking area and the main indo also is fitted ith electric blinds. The kitchen is generously fitted ith modern units including an induction hob, large oven, 2 micro/ovens, plate armer, fridge and freezer. From the kitchen a door leads to the utility room/laundry room hich has extra depth ork surfaces and an external door to the side. The master bedroom has a dressing area ith extensive fitted ardrobes and again a full glass all fitted ith electrically operated blinds and a sliding glass door hich leads on to a spacious decking area.

There is an en suite bathroom ith large shoer, tin ash basins, WC and bidet. Also on the ground floor is a second bedroom ith en suite shoer room. Completing the ground floor is an integral double garage ith electrically operated up and over door and an adjoining store. From the hall a staircase leads to the first floor galleried landing hich is spacious, light and bright ith a series of roof lights hich face north to the Bishop Hill here gliders often fly and hang gliders take off from. There is a large sitting room incorporating a fully functional kitchen hich provides great flexibility. From the sitting room a door leads into an office. Together ith the adjoining en suite bedroom this area could be used as an independent apartment. The sitting room and adjoining bedrooms have sliding glass doors onto a spacious glass alled balcony from here there is a panoramic vie of the loch and aerial vie of the garden and pond. There are to further bedrooms, making five in all, and a family bathroom ith bath, shoer over the bath, WC and ashbasin. Gardens and Grounds The entrance into Woodlands is directly off the public road and into a generous paved parking and turning area hich also gives access to a double garage ith electrically operated up and over door. To the rear of the house is a ell-established landscaped garden ith lans, numerous floer borders and an attractive pond ith aterfall. There is an extensive decking area as ell as other seating areas from here the magnificent vies can be enjoyed. Services The property is served by mains electricity, ater and drainage. Under floor central heating is via a ground source heat pump and there are also solar panels. There is a hard ired Sonos sound system in all public rooms, master bedroom and it s en suite, the balcony and the garden decking. Vieing Strictly by appointment through Knight Frank on 0131 222 9600. Closing Date A closing date for offers may be fixed and prospective purchasers are advised to note their interest in riting to the selling agents. The seller reserves the right to conclude a bargain for the sale ahead of a notified closing date and ill not be obliged to accept either the highest or any offer. Council Tax The property is in Council Tax band G. This may be reassessed on change of onership. Conditions of Sale 1. Title The subjects are sold under the conditions in the Title Deeds, rights of ay (if any), ater rights affecting the same, hether shon in the Title Deeds or not. They ill be sold as possessed by the Seller and no arranty is given. 2. Deposit On conclusion of missives a deposit of 10 per cent of the purchase price ill be paid ith the balance due at the date of entry. This deposit ill be non-returnable in the event of a purchaser failing to complete the sale for reasons not attributable to the Sellers or their agents. 3. Fixtures and fittings The fitted carpets and indo blinds are included in the sale. Other furniture and fittings may be available by separate negotiation.

Approximate Gross Internal Floor Area (incl garage / store): 340m² (3659sqft) (GIA and dimensions derived from unverified archive draings) Master Bedroom 6.90 x 5.00 22'6" x 16'3" Dining Area This plan is for guidance only and must not be relied upon as a statement of fact. Attention is dran to the Important Notice on the last page of the text of the Particulars Store 2.50 x 2.45 8'0" x 8'0" En Suite 3.20 x 2.40 10'3" x 7'9" Lounge 6.90 x 4.50 22'6" x 14'9" 8.20 x 4.75 26'9" x 15'6" Dressing Area Kitchen Garage 5.90 x 5.70 19'3" x 18'6" c Bedroom 2 3.30 x 2.60 10'9" x 8'6" En Suite Entrance Hall 4.45 x 3.90 14'6" x 12'9" UP Cloaks WC 1.75 x 1.65 5'9" x 5'3" Utility Room 3.75 x 3.15 12'3" x 10'3" Bonaly Cottage Ground Floor Vestibule 3.35 x 1.60 10'9" x 5'0" Balcony En Suite 2.20 x 2.00 7'0" x 6'6" Ravenscraig Mo-Dhachaidh 5 11 Sitting / Dining Area 5.30 x 5.00 17'3" x 16'3" Bedroom 4 4.20 x 3.25 13'9" x 10'6" Family Bathroom 2.20 x 2.10 7'0" x 6'9" Bedroom 5 5.30 x 2.95 17'3" x 9'9" Galleried Landing 5.60 x 3.90 18'3" x 12'9" DN Woodlands 8 Kitchen 3.50 x 3.05 11'3" x 9'9" Office 3.05 x 1.65 10'0" x 5'3" Bedroom 3 5.15 x 3.05 16'9" x 10'0" First Floor This Plan is based upon the Ordnance Survey Map ith the sanction of the Controller of H.M. Stationery Office. Cron Copyright reserved. (ES763454). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. 0131 222 9600 80 Queen Street Edinburgh, EH2 4NF edinburgh@knightfrank.com KnightFrank.co.uk Important Notice 1. Particulars: These particulars Ordnance are not Survey an offer Cron or Copyright contract, 2015. nor All part rights of reserved. one. You Licen should number not 100022432. rely on Plotted Scale 1:1024 - statements by Knight Frank LLP in the particulars or by ord of mouth or in riting ( information ) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely ithout responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs sho only certain parts of the property as they appeared at the time they ere taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ays that these matters have been properly dealt ith and that all information is correct. 4. VAT: The VAT position relating to the property may change ithout notice. Vieing by appointment only. Particulars dated September 2015. Photographs dated September 2015. Knight Frank LLP is a limited liability partnership registered in England ith registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, here you may look at a list of members names. Energy Efficiency Rating 72 77