HOME REPORT VALUE = £380,000 EPC BAND = E COUNCIL TAX BAND = D The Property Little Balmae, Ash Road, DG2 9RW Occupying a delightful rural position on the outskirts of Dumfries (just off Maxwelltown Station Road), Little Balmae presents a rare opportunity to acquire a spacious four-bedroom detached bungalow set within generous private grounds and enjoying outstanding open countryside views. Offering flexible single-level living, substantial outbuildings and excellent outdoor space, this chain-free home is perfectly suited to families, those seeking multi-generational living, or buyers looking to enjoy the peace and tranquillity of rural life whilst remaining within easy reach of Dumfries town centre. NB - HOME REPORT ACCESS DETAILS ARE SHOWN AT THE BOTTOM OF THE PAGE Accommodation A welcoming entrance hall provides access to the majority of the accommodation and creates an excellent flow throughout the property. The spacious living room enjoys an abundance of natural light and offers a comfortable setting for everyday family living and entertaining. Adjacent to the living accommodation, the dining room provides an excellent space for formal dining and family gatherings. The kitchen is well positioned at the heart of the home and benefits from direct access to the conservatory, creating a bright and versatile additional reception area from which to enjoy views across the surrounding gardens and countryside. The property boasts four well-proportioned bedrooms, offering excellent flexibility for modern family life. The principal bedroom benefits from its own en-suite shower room, whilst the remaining bedrooms are served by a family bathroom. Externally, the property enjoys a generous plot with extensive off-street parking and substantial detached outbuildings, providing excellent storage, workshop space or potential for a variety of uses subject to any necessary consents. The enclosed gardens offer a wonderful balance of privacy and open rural outlooks, creating an ideal environment for families, gardening enthusiasts and those simply seeking a quieter pace of life. Location Little Balmae enjoys a peaceful rural setting within the sought-after Terregles/Maxwelltown area, surrounded by beautiful Dumfriesshire countryside whilst remaining conveniently positioned for access to Dumfries. The region offers an excellent range of amenities including supermarkets, schools, healthcare facilities, leisure facilities and transport links, whilst nearby country walks, cycling routes and outdoor pursuits can be enjoyed right from the doorstep. Transport,Schools & Amenities The nearest primary schools are North West Campus, Laurieknowe & Cargenbridge, which are all held in excellent local regard as are the town's secondary schools, Dumfries Academy, Dumfries High School & St Joseph's College all within an easy commute. The newly opened North-West Community Campus can be found within walking distance. The cycle path from Nunholm to Cargenbridge runs nearby providing walking routes to many amenities such as Tesco, Aldi and B&M supermarkets as well as many others. Local convenience stores, long established and family owned garage, petrol station, garden centre with restaurant, Kilnford Farm and Coffee shop, gym, health & beauty salons can all be found minutes away very close to the property. Dumfries town centre is the primary shopping location and is reached within a 25-minute or stroll and offering a combination of good shopping facilities and historic buildings. The town is also the home of a substantial college and university campus located within beautiful grounds overlooking the town. Dumfries has three golf courses, the closest being 10 minutes walk from the house. There are two regular local bus services to the town centre stops in the nearby vicinity at the top of Maxwelltown Station road and for further afield Dumfries train station provides regular links to Glasgow and all points south, as does the bus station situated on the Whitesands by the river. There are regular and quick train connections to Edinburgh from the small town of Lockerbie, just a few miles away, and which has a regular bus service with Dumfries. The M6 and M74 road networks are accessible nearby at Moffat, Gretna and Lockerbie. The surrounding area offers glorious countryside and historic ruins with easy access to the beautiful coast and a multitude of sporting and country pursuits including sailing, horse riding, mountain biking, fishing, golf and fine coastal and woodland walks. HOME REPORT: The home report can be accessed via the Yopa Dumfries Office or directly downloaded from the property particulars on the YOPA website.

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Whilst we make enquiries with the Seller to ensure the information provided is accurate, Yopa makes no representations or warranties of any kind with respect to the statements contained in the particulars which should not be relied upon as representations of fact. All representations contained in the particulars are based on details supplied by the Seller. Your Conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. Please inform us if you become aware of any information being inaccurate.