• Entrance vestibule / hallway +
• Lounge +
• Dining kitchen +
• Dining room +
• 3 Bedrooms +
• Family bathroom +
• DG; Gas CH +
• Rear porch +
• Enclosed front and rear gardens +
• Driveway; garage +

PROPERTY DESCRIPTION
Grigor & Young are delighted to present to the market, 49 Birnie Place. Located in the sought-after and tranquil area of Birnie Place in New Elgin, this well-presented semi-detached home offers comfortable living in a quiet residential setting, ideal for families, couples, or first-time buyers. Fully double glazed. The property benefits from a bright and spacious living area, a spacious kitchen, a recently replaced bathroom and well-proportioned bedrooms. A private garden offers a lovely outdoor space for relaxing or entertaining, while driveway parking adds everyday convenience.

Positioned in a quiet cul-de-sac, the home enjoys minimal traffic and a strong sense of community. It is within easy reach of local schools, shops, and transport links, making it a practical choice without sacrificing peace and quiet. This is a fantastic opportunity to own a delightful home in one of New Elgin's desirable neighbourhoods.

ENTRANCE VESTIBULE & HALLWAY
uPVC door with translucent panels, opening into the entrance vestibule; electricity meter is housed within a purpose-built cupboard; internal glazed door leading though into the main hallway; Amtico LVT flooring; doors to lounge, kitchen, dining room, Bedroom 1 and bathroom; carpeted stairs to the first floor.

LOUNGE (5.56m x 4.23m)
A spacious, bright and welcoming room; Amtico LVT flooring; space for a range of furniture; bay window to the front aspect, fitted with vertical blinds; gas fire set within a stone and tile surround with a wooden mantelpiece; spotlights set within the alcove.

DINING KITCHEN (3.63m x 3.03m)
Selection of base, wall-mounted units and shelving; laminate work surfaces with a stainless steel 1 ½ sink set within; tiled around work surfaces; integrated electric hob, oven and extractor; free-standing fridge freezer and dishwasher- included; space for a table and chairs'; window to the side aspect, fitted with a roller blind; doors to the main hallway and rear porch; vinyl flooring.

DINING ROOM (4.45m x 3.27m)
Dining room or, alternatively, a fourth bedroom, if desired; carpeted flooring; window to the rear aspect; feature drop light; space for a range of furniture.

SHOWER ROOM (3.04m x 1.77m)
On ground floor is a recently replaced bathroom consisting of: - bath with shower attachment; walk-in shower enclosure with a mains' shower and inset shelving; WC; wall-mounted wash hand basin within a storage unit; LED wall-mounted mirror; built-in shelved storage cupboard with shaver socket within; heated towel rail; translucent window to the rear aspect; vinyl flooring.

BEDROOM 1 (3.60m x 3.25m)
Double bedroom on the ground floor; space for additional furniture; carpeted flooring; large window to the front aspect, fitted with vertical blinds; built-in double wardrobe with a selection of shelving and clothes rails.

UPPER LANDING
Capacious upper landing; carpeted flooring; space for furniture; large partially-shelved storage cupboard and gas boiler within; Velux window to the front aspect; access to within the eaves and attic space.

BEDROOM 2 (5.43m x 3.25m)
First floor king-size bedroom; carpeted flooring; space for a range of furniture; Velux window to the front aspect with an integrated blind; built-in double wardrobe with mirrored sliding doors, a selection of shelving and clothes rails; large built-in storage cupboard

BEDROOM 3 (4.00m x 3.05m)
King-size bedroom; Velux window to the rear aspect with an integrated blind; built-in/covered storage area; space for additional furniture.

PORCH (2.14m x 1.77m)
Located to the rear of the property; carpeted flooring; windows overlooking the private garden; wooden external door.

GARAGE (5.67m x 2.89m), DRIVEWAY & GARDEN
Single detached garage with manual door, lighting and power within, and glazed uPVC window to the side aspect. Lock-block driveway; gated access to the enclosed rear garden. Low maintenance rear garden; predominantly paved and gravelled; large area suitable for storage or a garden shed behind the garage; discreet area for storage of bins; clothes line; external lighting. Enclosed front garden with a wall boundary and gated access; paved pathways; area laid to lawn; area of gravel; selection of plants and shrubs.

COUNCIL TAX: D

ENERGY EFFICIENCY RATING: D

NOTE 1: Included in the asking price will be all floor coverings, blinds, light fittings, free-standing dishwasher and fridge freezer, integrated electric hob, oven and extractor. Externally, a bird bath/feeder.

NOTE 2: The mention of any appliances and/or services in these details have not been tested, or checked that they are connected, and does not imply that these are in full and efficient working order.

NOTE 3: Measurements are approximate and for guidance only.

OFFERS: -
Sellers reserve the right to accept an offer at any time during the marketing process.

Formal Offers must be submitted by a Scottish solicitor in writing.

A Closing Date, by which date and time offers must be submitted via a Scottish solicitor, may be arranged. All parties who have formally noted interest via a solicitor will be notified of any Closing Date.