Home Report - £70,000 Council Tax - A EPC - D THE PROPERTY Located in the popular Larchfield area of Dumfries, this well-presented ground floor flat offers an excellent opportunity for first-time buyers, downsizers, or buy-to-let investors. The property is chain-free, allowing for a straightforward and speedy purchase. The accommodation is bright and spacious, with generous room sizes throughout, and includes a modern bathroom featuring a P-shaped bath with rainfall and handheld shower. A standout feature is the generous private garden grounds, along with shared access paths for maintenance. There is also potential to create private off-street parking (subject to the necessary permissions), as seen with other ground floor properties in the area. Situated in a popular residential location, the property is well placed for local amenities and transport links. *NB - THE HOME REPORT ACCESS DETAILS ARE SHOWN AT THE BOTTOM OF THE PAGE* ACCOMMODATION Accessed via the main entrance, the property opens into a central hallway with access to all rooms. The kitchen is bright and practical, fitted with a range of units and ample worktop space, with room for appliances, and also houses the gas boiler neatly built into a kitchen unit. The living room is a spacious and comfortable area, ideal for relaxing or entertaining, with large windows allowing plenty of natural light. There are two well-proportioned double bedrooms, with Bedroom 1 benefiting from built-in storage and Bedroom 2 offering flexibility as a guest room, home office or additional living space. The bathroom is centrally located and fitted with a P-shaped bath with rainfall and handheld shower, along with a wash hand basin and WC. Externally, the property benefits from its own private garden grounds and a large garden to the front with potential for off-street parking. TRANSPORT, SCHOOLS & AMENITIES

The property enjoys a convenient position within the Larchfield area of Dumfries, offering easy access to a wide range of local facilities and excellent transport connections.

For commuters, Dumfries benefits from strong road links via the A75 and A76, providing routes to surrounding towns and onward travel towards Carlisle and Glasgow. Regular bus services operate throughout the town and surrounding areas, while Dumfries Railway Station offers rail links to Carlisle and connections onwards to major UK cities.

A variety of well-regarded schools are available nearby, making the location suitable for families. Further education can be found at Dumfries and Galloway College and the nearby University of the West of Scotland campus.

Dumfries town centre offers an excellent selection of amenities including high street shops, supermarkets, cafes, restaurants, and leisure facilities. Popular retail options include Tesco Superstore and Lidl, along with a range of independent retailers.

For leisure and recreation, residents can enjoy scenic walks along the River Nith, as well as cultural attractions such as Dock Park and Robert Burns Centre. Healthcare needs are well served by Dumfries and Galloway Royal Infirmary, located within easy reach of the property.

Overall, the location combines the benefits of a quiet residential setting with excellent access to transport, schooling, and a wide range of amenities in Dumfries.

HOME REPORT

The HOME REPORT can be accessed directly via the Yopa website or requested via the Dumfries office: https://app.onesurvey.org/Pdf/HomeReport?q=s6Yt10I3tS%2fqRyR4d6JDDQ%3d%3d

DISCLAIMER

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.

Disclaimer

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.