4 bedroom house

STUNNING & RECENTLY RENOVATED 4 BEDROOMS, 4 BATHROOMS, COUNTRY HOUSE

set in 1.5 acres with beautiful uninterrupted countryside views. Boysack Mill Farmhouse is in an elevated position above the river Lunan which sits at the bottom of the garden. The house is seen from approach to the rural hamlet of Boysack, close to the village of Friockheim. It dates back to the 19th Century and has been sympathetically upgraded by the present owners to an extremely high standard throughout yet retains many period features whilst benefitting from modern extras to create a delightful and comfortable home. This property is in show home condition, set over two floors, with two lovely entrance hallways, there are two stunning front facing and generous size lounges, a high spec modern dining kitchen, a utility room and cloakroom WC on the ground floor. Upstairs there are four generous size double bedrooms, two with shower rooms ensuite and a luxury family bathroom. Externally the house is set in substantial, well-established garden grounds with a renovated summer house, woodstore and shed along with outdoor seating areas. There is an extensive driveway offering private parking for several vehicles and views over the countryside and river. The house benefits from double glazed windows, LPG gas heating, 3 wood burning stoves, immaculate fitted carpets/flooring throughout, window blinds, light fittings, hot tub, summerhouse and many extras are included in the sale.

Early viewing is encouraged to appreciate this beautiful home.

MORE ABOUT THE PROPERTY

Side Entrance Porch to Hallway

Entering from the driveway at the side of the house, the porched glass door entrance takes you into this lovely rear hallway with a feature fitted seat with fitted cushion great for resting whilst taking off shoes. The utility room is accesssed from here and at the end of the hallway there is a useful understairs storage cupboard, perfect for storing cloaks and household items.

Utility Room: 6’5 x 8’6 (1.95m x 2.59m)

This ideal space has a work surface with plumbed space for an automatic washing machine and space for a tumble dryer. Additional wall shelving, tiled flooring and wall hanging space for coats and shoes. The boiler is located here.

Cloakroom WC: 9’11 x 3’3 (3.02m x 0.99m)

Conveniently located and recently renovated, it has a two-piece white suite with attractive wall tiling and a heated towel rail.

Dining Kitchen: 19’8 x 14’10 (5.99m x 4.52m)

This room is a wow to walk into! The country style modern kitchen is fitted with a high spec range of base and wall units with display units and coordinated wood effect work surfaces with matching splashback. There is integrated NEFF microwave, double ovens, an induction hob and side griddle, extractor hood above and space for an American style fridge freezer. A feature of the room is the stone wall fireplace with a Pirty wood burning stove terrific for cooking and warming the room. There is also under floor heating here. Patio doors lead out to the rear patio garden and internal doors lead into the front and rear hallways from here. There is ample space for dining with feature lighting above.

Formal Lounge: 13’4 x 18’2 (4.06m x 5.53m)

This stunning room with attractive cornicing and centre ceiling rose has a feature fireplace including a wood burning stove. The bay window has an amazing outlook to countryside with a lovely window seat offering useful storage below. There is a shelved recessed area with feature lighting.

Living Room: 16’7 x 18’ (5.05m x 5.48m)

Another delightful room with feature lighting, attractive fireplace with a recently installed multifuel stove and front bay window with built in window seat offering storage below.

Front Entrance Hallway: The front entrance door leads into an entrance vestibule with a glass stained inner door into the welcoming and spacious hallway. It has many period features such as deep skirtings, ceiing cornicing and wooden balustrade staircase with upper window cascading natural daylight into the stairwell. The carpeted staircase leads to the spacious upper landing where there is access to the bedrooms. A ceiling hatch gives access to the loft space via a loft ladder.

Master Bedroom: 15’9 x 12’4 (4.80m x 3.75m)

This generous size bedroom with beautiful outlook has fitted mirror sliding double wardrobe complete with shelf and hanging space as well as a walk-in wardrobe with shelves and hanging space. A door leads to the ensuite shower room.

Master Ensuite: 4’ x 7’11 (1.21m x 2.41m)

Recently renovated with wet wall lined double shower tray and attractive tiling to dado height around the room. The wash hand bowl is set on a washstand with storage cupboard below and touch light wall mirror above. Wall fitments are included.

Family Bathroom: 7’5 x 8’4 (2.26m x 2.54m)

Recently renovated to a high standard, this modern three piece suite has a free standing bathtub with mixer tap and shower head attachment. Attractive tiling, chrome heated towel rail and wall mirror with backlight.

Bedroom 2: 13’11 x 18’10 (4.24m x 5.74m)

A delightful dual aspect double bedroom overlooking the front and rear with built in wardrobes and a door to the ensuite.

Bedroom 2 Ensuite: 9’11 x 3’1 (3.02m x 0.93m)

Recently renovated shower room ensuite with WC and wash hand bowl set on a washstand with storage below. Tiled to dado height around the room and tiled flooring.

Bedroom 3: 13’8 x 14’ (4.16m x 4.26m)

Another generous double bedroom with a wall of mirror fitted wardrobes with shelf and hanging space and a side facing window.

Bedroom 4: 10’ x 11’ (3.04m x 3.35m)

Double bedroom, currently utilised as a casual lounge and would make a great home office if required.

EXTERNALLY

The extensive stonechip driveway offers private parking for several vehicles. Here there is a wooden bike store, a woodstore and access to a gated bins area. Gated access takes you round to the front of the house where there is an extensive patio area and a terraced garden with stairs leading down into the delightful garden grounds. The garden is mainly laid to lawn leading down to a river where there are two picnic benches and the boundary to the river with fishing permit. Back up to the upper level at the rearside of the house, there is the entertainment area with a substantial and recently renovated summer house with plumbing, power and light and a luxury 6 person hot tub with Bluetooth and lighting included in sale.

Home Report:

The Home Report Valuation is £360,000, it can be easily downloaded directly from the Yopa website advert see Property Search - Angus or call YOPA on Or request by clicking the Smartlink below or copy and paste it to your browser.

https://app.onesurvey.org/Pdf/HomeReport?q=q3YvoiH9NCLCd%2btv2A7K1g%3d%3d 

Angus Council Tax Band: E

EPC Band: F

Viewings: Please book directly online or call YOPA on Alternatively you can call the local Yopa agent .

Directions: From the A92 coastal road Arbroath to Montrose turn left at Inverkeilor crossroads towards Friockheim at end of road turn right and follow to Boysack. From Friockheim towards Inverkeilor past the Crematorium and turn left at end of road then right to Boysack.

AMENITIES & TRANSPORT LINKS

Boysack Mill Farmhouse is located in the heart of Angus and within easy 15 mintues drive to Montrose, Forfar, Arbroath and Brechin where local amenities can be found. Friockheim is a 5-minute drive where there is a primary school, convenience store, chemist, doctors surgery, pubs and the Friockheim Hub with gym, cafe and childcare facilities. Secondary schooling would be in Arbroath and private schooling in Dundee or Lathallan, Johnshaven.

Surrounded by some truly spectacular Angus countryside and coastline, this property is very well situated for the outdoor enthusiast with many activities available in the area, especially golf with the famous historic links at Montrose, the Championship Course at Carnoustie (which regularly hosts the British Open), and Edzell, Forfar and Stonehaven nearby. Dunottar Castle and Glamis Castle are great visitor attractions and just a short drive. Lunan Bay beach is just 10 minutes drive and great for a Sunday morning walk.

We encourage an early viewing of this stunning home, you don't want to miss this opportunity.