2 Bed Semi-Detached House, Single Let, Kirkcudbright, DG6 4LB £280,000

Kitchen Area
Cream shaker style fitted kitchen units with two polished solid wood countertops integrated fridge freezer. Ceramic sink with taps above. . Integrated electric oven. Integrated microwave. 4 ring Neff gas hob with extractor hood above. Tiled splash backs. Recessed LED ceiling spotlights. Custom built open shelving. Door leading out to rear garden. Window overlooking garden to rear with roman blinds above.

DOUBLE BEDROOM 1 3.12m x 4.50m
Generous front facing double bedroom which could also be used as a reception room if preferred. Sash and case window with roller blind, curtain pole and curtains. Beamed ceiling detail. Wood paneling. Wooden sash and case window to rear overlooking garden with roller blind, curtain pole and curtains. Radiator. Smoke alarm. Ceiling light. Television point. Fitted Carpet.

BATHROOM 1.72m x 2.20m
Suite of white W.C. with inset space saving inset wash hand basin above. White bath with mixer tap and shower attachment. Painted wood paneled walls and ceiling. Obscure single glazed window to rear with integrated Advent extractor fan. Radiator. Recessed LED ceiling spotlights. Limed oak effect laminate flooring.

Carpeted staircase with wooden handrail leading to first floor level.

**First Floor Accommodation
**
LANDING 0.82m x 1.61m
Sash and case window to rear with roman blind and deep sill. Doorway leading to concealed staircase to attic level. Fitted carpet. 3 steps up from first floor landing to:-

SITTING ROOM WITH ENSUITE 4.44m x 6.70m
Currently used as a sitting room this room would also be well suited as a spacious double bedroom. This light and airy room benefits from ample natural light from Sash and case window with curtain pole and curtains to rear and 2 further sash and case windows to front with fine views across the harbour to hills beyond with curtain pole and curtains above. Ceiling light. Radiator. Fitted carpet. Doorway to:-

En-Suite Shower Room 1.43m x 1.98m
Large walk in shower cubicle with Respatex style wall paneling and mains shower above. Chrome heated towel rail. White wash hand basin inset into modern vanity unit with storage beneath. Extractor fan. Sash and case window to front with roller blind above. Fixed bathroom cabinet with mirror. Recessed LED ceiling spotlights. Limed oak effect laminate flooring

DOUBLE BEDROOM WITH ENSUITE 4.63m x 3.43m narrowing to 2.73m
Sash and case window to front with roller blind, curtain pole and curtains above. Ceiling cornicing. Sash and case window to rear with roller blind above. Recessed LED ceiling spotlights. Fitted carpet. Door leading to:-

En-suite 1.85m x 2.18m
Modern suite of white wash hand basin with mixer tap and W.C. inset into shaker style vanity unit with laminate work surfaces. Fixed bathroom cabinet. Chrome heated towel rail. Walk in shower cubicle with mains shower above. Respatex style wall paneling on all walls. Partially coombed ceiling. Limed oak effect laminate flooring.

Carpeted staircase from first floor landing with wooden handrail leading to attic level.

**ATTIC LEVEL
**
LANDING
Fitted carpet. Painted wooden handrail. Smoke alarm. Heavily coombed ceiling. Wall light.

ATTIC ROOM 1 3.02m x 3.72m
Fitted carpet. Sash and case window to front with curtains above. Built in cupboard with shelving. Heavily coombed ceiling. Radiator. Ceiling spotlights.

Outside
Steps from the rear of the property lead up to paved patio with gravel areas around. Fully enclosed on all sides. Wooden gate leading out onto High Street.

WOODEN SHED.
Fully insulated shed with power housing washing machine.

BURDENS
The Council Tax Band relating to this property is C.

ENERGY PERFORMANCE RATING
The Energy Efficiency Rating for this property is E.

CONTENTS
Some of the contents may be available by separate negotation.

SERVICES
The agents assume that the subjects are served by mains water, mains electricity, mains gas and private drainage but no guarantee can be given at this stage