EPC Rating = C Council Tax Band = A Home Report Value = £65,000 THE PROPERTY Ideally suited to first-time buyers, downsizers or buy-to-let investors, this spacious one-bedroom first-floor flat is situated within the established and convenient Millburn/Noblehill area of Dumfries. The property offers approximately 51m² of well-proportioned accommodation and benefits from its own private ground-floor entrance, a generous lounge/diner, double bedroom, gas central heating, UPVC double glazing and an area of garden ground to the rear. The accommodation begins with an entrance vestibule and carpeted staircase leading to the first-floor landing, where there is a useful built-in storage cupboard. The spacious lounge/diner is an excellent-sized reception room with ample space for both living and dining furniture. A large front-facing window allows plenty of natural light into the room, while its generous proportions provide flexibility for a range of furniture layouts. The kitchen is positioned to the rear and features a range of fitted wall and base units, complementary work surfaces, a stainless-steel sink and space for freestanding appliances. Located beyond the kitchen, the bathroom contains a three-piece white suite comprising a bath with shower above, wash-hand basin and WC, with a rear-facing window providing natural light and ventilation. The double bedroom is another generously proportioned room, providing space for freestanding bedroom furniture and enjoying an outlook over the rear. The property has mains gas central heating provided by a combi boiler, with thermostatic radiator valves, together with UPVC double-glazed windows. GARDEN Externally, an area of garden ground to the rear is understood to belong exclusively to the property. It is predominantly laid to lawn and offers excellent potential to create an attractive outdoor seating or entertaining area. Prospective buyers should note that the precise extent of the exclusive garden area should be confirmed with reference to the title deeds. LOCATION Millburn Avenue is situated within the established Noblehill area of Dumfries, conveniently placed for local shops, schools, public transport links and everyday amenities. Dumfries town centre is readily accessible and offers a wider selection of shopping, leisure and recreational facilities. This appealing property presents an excellent opportunity for buyers seeking an affordable and well-proportioned home or investment property within a popular residential area. Viewing is strongly recommended to appreciate the space and potential available. TRANSPORT, AREA & AMENITIES Situated in a convenient and established area of Dumfries, Millburn Avenue is approximately half a mile from the town centre just a short 20 minute stroll or so away providing easy access to a wide range of shops, supermarkets, cafés, restaurants and everyday amenities. Local shopping options include Aldi, Lidl and Morrisons while the wider town centre provides a variety of retail and leisure facilities. A selection of primary and secondary schools are located in the surrounding area such as Noblehill Primary, Calside and Georgetown primary. With the secondary schools being Dumfries High School and St Josephs. Dumfries is also home to a respected college and university campus located in the beautiful Crichton grounds. Excellent transport links are available, with regular local bus services operating nearby and Dumfries Railway Station providing connections to Carlisle, Glasgow and beyond. Additional rail services from Lockerbie offer convenient access to Edinburgh and other major cities. The M74 and M6 motorway networks are readily accessible for commuters travelling north and south. HOME REPORT - The HOME REPORT can be accessed directly via the Yopa website or requested via the Dumfries office on 01387 440 411/dumfries@yopa.co.uk

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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.