EPC Band = D Home Report Value: £115,000 Council Tax: A THE PROPERTY Impressive Two-Bedroom Ground-Floor Flat With Exclusive Front And Rear Gardens, Driveway Parking And Corner Position A real highlight of the property is the excellent outdoor space. Occupying a corner position, the flat benefits from exclusive-use garden grounds to both the front and rear. The attractive front garden is bordered by mature plants and colourful shrubs, with a generous stone-chipped driveway providing convenient off-road parking. To the rear is a well-maintained lawn, established planting and a raised decked seating area, perfect for relaxing or entertaining during the warmer months. A timber shed and additional garden store provide useful external storage. With private entrances at both the front and rear, the property offers an excellent feeling of independence, privacy and practicality rarely found with a flat. Set within an established residential area close to Dumfries town centre, this beautifully presented ground-floor flat offers spacious, flexible accommodation complemented by driveway parking and attractive garden grounds. Forming part of a traditional two-storey block of just four properties, the home is presented in excellent decorative condition and would make an ideal first-time purchase, comfortable downsizing option or appealing buy-to-let investment. The accommodation begins with a private entrance vestibule opening into the central hallway, where a generous built-in cupboard provides valuable storage. The lounge is a bright and welcoming room with a large front-facing window, contemporary flooring and an attractive feature fireplace incorporating an electric fire. There is ample space for a range of freestanding furniture, making this a comfortable room in which to relax. Positioned at the rear of the property, the contemporary kitchen is fitted with an excellent selection of white wall and base units, contrasting work surfaces and a stainless-steel sink. Integrated cooking appliances include a gas hob with extractor hood and eye-level double oven, while there is space for additional freestanding appliances. A door provides direct access to the rear garden. The principal bedroom is a generous double room overlooking the front garden and offers plenty of space for wardrobes and further bedroom furniture. The second bedroom is currently arranged as a spacious dining and sitting room. Its generous proportions make it highly versatile, allowing it to be used as a double bedroom, formal dining room, home office or additional living space depending on the purchaser’s requirements. Completing the accommodation is the bathroom, fitted with a white suite comprising a bath with shower above and glazed screen, WC and wash-hand basin set within a useful vanity unit. The property benefits from gas-fired central heating, double-glazed windows and tasteful, well-maintained décor throughout. Externally, the attractive front garden features mature planting and a stone-chipped driveway providing convenient off-road parking. To the rear is a shared lawn and drying green, together with a private raised decking area offering an ideal spot for outdoor seating. A timber garden shed and additional storage unit provide useful external storage. Brodie Avenue enjoys a convenient position on the south-western side of Dumfries, within approximately half a mile of the town centre. A wide selection of shops, supermarkets, schools, leisure facilities and transport connections are therefore readily accessible. Early viewing is highly recommended to fully appreciate the space, presentation and outdoor areas offered by this impressive ground-floor home. TRANSPORT, SCHOOLS & AMENITIES The nearest primary school is Troqueer Primary, which is held in excellent local regard as are the nearest secondary schools, Dumfries Academy and St Joseph's College, both of which are within easy walking distance of the property. Troqueer/Ryedale is a popular and well-established residential area, offering easy access to various local amenities including two public houses, hairdressers, church, community halls and two convenience stores. Dumfries town centre is attractive and can be reached within a 5-minute or so stroll and offers 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 and has three golf courses. A regular local bus servicing the town centre stops in the immediate vicinity, 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 downloaded directly from the Yopa website or requested from the Local Dumfries Branch.

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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.