Magnificent four-bedroom detached villa in scenic Kirriemuir featuring stunning gardens

Four/five bedroom detached red sandstone villa

Five living and reception areas

Fine period details and modern touches

PV Panels

Beautifully kept front and rear mature gardens

Gravel driveway

Close to Forfar and Dundee

EPC BAND C
COUNCIL TAX BAND F
TENURE FREEHOLD

GROUND FLOOR
Entrance vestibule, hallway, kitchen, dining room (x2), music/sitting room, sunroom, utility room with storage, rear vestibule, shower room

FIRST FLOOR
Four bedrooms, bathroom, shower room, study/dressing room

EXTERIOR
South-east-facing mature front garden consisting of lawn, trees, and hedging
Large rear garden combining lawn, raised sleeper beds and a kitchen garden
Sweeping gravel driveway

Situation
Lying opposite St Andrews Church, Kinloch enjoys a delightful position in the charming small town of Kirriemuir, the ‘Gateway to the Glens’. Characterised by winding streets and red sandstone properties, it is five miles north of Forfar and is famously the childhood home of author J.M.Barrie who created Peter Pan. Daily shopping needs are well met in the town with retailers including a post office, bakery, and convenience stores and there is a dentist, library, and health centre. For an even greater choice of cultural and visitor attractions, vibrant Dundee, home to the V&A and the revitalized waterfront with the famous RRS Discovery is a thirty-minute drive and Aberdeen is only an hour away. The town boasts a popular golf club, Neverland play park, and a sports centre with a swimming pool, gym, all-weather pitches, and fitness classes. Edinburgh is approximately just under two hours to the south.

The area is surrounded by stunning countryside with wonderful opportunities to explore the Angus Glens and the great outdoors at scenic destinations including the Cairngorms National Park, Forfar Loch Country Park, and Crombie Country Park. Various visitor attractions such as Camera Obscura, Tayside Police Museum, and Barries Birthplace Museum are popular. Alongside local primary and high schooling in Kirriemuir, there are private options available at The High School of Dundee. There is a good bus service locally, and a train station in Dundee, with Edinburgh International Airport 90 minutes away by car. Domestic flights are available from Dundee.

General Description
Featuring fine period details, modern touches, and a spacious and versatile layout, this stunning four-bedroom detached villa nestled in mature gardens presents a rare opportunity. From a sweeping gravel driveway flanked by a large south-east-facing manicured lawn nestled behind mature hedges, the front door opens into an entrance vestibule with parquet tiling and then into a sizeable, carpeted hallway with oak four-panel doors leading to the ground-floor accommodation. On your left lies a magnificent bay-windowed dining room overlooking the front garden. Adorned with high ceilings, handsome wooden flooring, and boasting fine period details including exquisite cornicing, a ceiling rose, and a cast iron fireplace set in a stone mantle it exudes timeless elegance. Directly opposite is a light-filled, spacious sitting room showcasing a charming interior design. With bay windows to the front, intricate cornicing, wooden flooring, and a cosy log-burning stove this room is warm and welcoming, ideal for family life and entertaining. Moving further into the residence, you arrive at a generously proportioned and well-appointed dual-aspect kitchen leading to a rear vestibule, shower room, and substantial utility room. Featuring an L-shaped design, oak wall and floor units are complemented by black gloss worktops, an extractor hood, and a striking range cooker. The layout easily accommodates informal dining positioning this room very much at the heart of the home. Completing the living and reception areas is a versatile second dining room currently utilised as a study. Opening into a modern sunroom enjoying panoramic garden views and direct access, this is a wonderful place to relax, unwind, and entertain. Returning to the hallway, an original staircase with a carved oak banister takes you to the light and airy first-floor landing. Tastefully decorated, two south-east-facing bedrooms enjoy a delightful aspect to the front, whilst the two to the rear also benefit from an appealing outlook and finish. They share access not only to a design-led and luxuriously appointed shower room with a towel radiator, washbasin, and hidden cistern wall-hung WC set against large porcelain wall and floor tiles, but also to a contemporary bathroom featuring a washbasin set into a wall-hung vanity, bath with a wall-mounted shower and WC. A study/dressing room/bedroom is a flexible space and rounds off the fabulous internal accommodation.

EXTERIOR
The beautifully landscaped south-east-facing front garden features a manicured lawn, mature hedging, and established trees.

To the rear, the idyllic garden presents a lush lawn, surrounded by well-established borders and mature trees providing a sense of privacy and tranquillity. There is a well-tended kitchen garden, whilst flowering plants and raised sleeper beds add colour throughout the seasons. A greenhouse and shed only enhance its appeal.
A gravel driveway to the front provides ample off-street parking.

General Remarks & Information
Viewing

Viewing is strictly by appointment with the selling agents Rettie & Co, 28 Bell Street, St Andrews KY16 9UX. Tel: .

Satellite Navigation
The property’s postcode is DD8 5BN.

Fixtures and Fittings
Only items specifically mentioned in the particulars of sale are included in the sale price. Additional items of furniture may be available by separate negotiation.

Entry & Possession
Entry and vacant possession will be by mutual agreement and arrangement.

Services
Mains water, gas, electricity, and drainage.

Local Authority
Angus Council

EPC Rating
Band C

Council Tax
Band F

Home Report
A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of £20 to cover reproduction and administrative costs.

Offers
Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 28 Bell Street, St Andrews KY16 9UX.

Servitude Rights, Burdens & Wayleaves
The 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 or not referred to above.

Particulars and Plans
These particulars and plan are believed to be correct, but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.

Websites and Social Media
This property and other properties offered by Rettie & Co can be viewed on our website at as well as our affiliated websites at and addition, our social media platforms are facebook.com, RettieTownandCountry, twitter.com, RettieandCo, Instagram and LinkedIn.

Proof and Source of Funds/Anti Money Laundering
Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction. All individuals involved in the transaction are required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.

Misrepresentations
1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.

2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.

3. Any error, omission or misstatement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.

Important Notice
Rettie & Co, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or misstatement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.

3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.

EPC Rating: C
Council Tax Band: F