A VERY SPECIAL TREAT – ORIGINALLY A MILL BUILT AROUND 1850 & CONVERTED TO A 3 STOREY DETACHED LUXURY VILLA 184m2 approximately 35 years ago. It is in the most stunning setting in just under one acre of beautiful garden grounds with panoramic views of Montrose Basin and countryside beyond. This is a 3-bedroom home with 3 public rooms, 3 bathrooms and much more! Don’t miss this  REQUEST YOUR VIEWING NOW!

Viewing Arrangements: STRICTLY BY APPOINTMENT You can request your viewing directly online or contact YOPA on 0333 305 0202 Alternatively you can call the local agents on 01674 900080 to arrange a suitable viewing time.

Home Report Valuation £435,000: To receive a copy of the Home Report please download directly from the Yopa website advert at www.yopa.co.uk Property Search – Montrose, Angus. Or call Yopa on 01674 90080 or 0333 305 0202 E: Dundee.Angus@yopa.co.uk

Angus Council Tax Band: G                                   

EPC: C

Tenure: FREEHOLD

MORE ABOUT THE PROPERTY…

This wonderful family home benefits from gas central heating combi boiler, double glazing and tasteful neutral décor throughout. All fitted floorings, blinds, curtains, integrated appliances, and light fittings will be included in the sale (but not the lantern ceiling lamp at the top floor landing area) . Some furnishings might be included under separate negotiations.

Entering the property via the front door at the mid-level, you are welcomed into a bright and airy carpeted entrance hall. This central space features staircases leading both to the upper and lower levels, creating a light-filled and well-connected flow throughout the home.

The dining kitchen is a spacious room fitted with a range of base and wall units, including display cabinets, complemented by coordinated work surfaces incorporating a ceramic one-and-a-half bowl sink with mixer tap. Appliances include a dishwasher, fridge freezer, and range-style cooker with extractor hood above, all of which will remain as part of the sale. A charming window seat enjoys an outlook over the waterfall and mill wheel, the room provides ample space for a dining table and chairs, making it ideal for both everyday living and entertaining.

Through to the impressive, generously proportioned lounge, where a feature fireplace with electric fire creates a striking focal point and will remain as part of the sale. Finished with attractive wooden flooring, this is a superb, light-filled living space that feels both elegant and inviting. The room is filled with natural light from three sets of windows and a door with window opens onto a paved balcony with chrome and glass balustrade.  From here, there are truly spectacular panoramic views across the House of Dun, Montrose Basin, and the Grampian Hills, with the balcony also overlooking the stunning private garden grounds below.

Ascending the carpeted staircase to the upper floor landing, there is access to the loft space via a hatch, with the loft benefiting from lighting. A shelved storage cupboard provides a practical and neatly arranged space, ideal for linen and household essentials.

From the hallway, you enter Bedroom 1, a well-proportioned room featuring two side windows and a rear-facing window, allowing for an abundance of natural light. The room is currently furnished with a striking four-poster bed, which may remain by separate negotiations, while the wardrobes will remain as part of the sale, providing excellent built-in storage.

The bathroom is a good size and fitted with a modern four-piece suite comprising a separate shower enclosure, bath, WC, and a wash hand basin set within a stylish vanity unit offering excellent storage beneath. The room is fully tiled, with attractive splashback tiling around the shower and bath areas. Additional features include a heated towel rail, shaving socket, and ceiling spotlights, combining practicality with a clean, contemporary finish.

Bedroom 2 is another generous size room with two windows and plenty space for bedroom furnishings.

Descending the carpeted staircase to the lower ground floor level, here there is a cupboard under the stairs that houses the gas central heating boiler and the electric components it’s an ideal space to store any household items.  This level also benefits from a separate external entrance door, providing convenient additional access to the property.

Next is the utility room, well-appointed with a sink unit featuring a ceramic bowl and useful under-counter storage, complemented by work surfaces above. There is a washing machine and tumble dryer, which may remain as part of the sale. The room is finished with laminate flooring and benefits from a south-facing window, providing a bright and practical working space.

Next is Bedroom 3, a carpeted room featuring twin beds, which may remain under separate negotiations, along with a wardrobe that will remain as part of the sale. The room benefits from patio doors providing direct access to the outside and enjoys a pleasant outlook over the millwheel and waterfall, creating a peaceful and picturesque setting.

The en-suite serving bedroom 3 is well-appointed and fitted with a bath, along with a range of base and wall storage units providing excellent space for toiletries and everyday essentials. Above the wash hand basin are fitted mirrors, complemented by a shaver socket and heated towel rail. The room also features built-in units with concealed WC and display lighting, adding both style and practicality. A large shower cubicle with twin-head overhead rainfall shower, with the shower area finished in wet wall panelling and the remainder of the room tiled to dado height.

Back into the hallway there is a convenient WC fitted with a two-piece suite comprising a wash hand basin and toilet.

The study is a versatile carpeted room, currently presented as a study with fitted bookshelves, sofa, and chair, although it could equally serve as an additional bedroom if required. Sliding patio doors lead directly into the sun room, enhancing the flow of natural light throughout the space. A window enjoys a pleasant outlook over the waterfall, enhancing the sense of tranquillity and providing a picturesque focal point.

The sun room is a bright and inviting space featuring tiled flooring with underfloor heating for added comfort. Surrounded by wraparound windows, the room enjoys an abundance of natural light, while double French-style doors provide direct access to the delightful garden. From this wonderful vantage point, the views are truly stunning, creating a peaceful and scenic setting to relax and enjoy throughout the year.

EXTERNALLY

Approaching from the driveway, there is ample parking for several vehicles. The property benefits from a double garage with a remote-controlled electric door, offering both convenience and security. The garage is fitted with power and lighting, and also features a service pit, two windows providing natural light, and generous additional storage space within the rafters, which could be floored if desired.

Moving round to the generous studio space, this north-facing room is ideal for crafters, artists, and creative professionals, and would also make an excellent home office. The studio benefits from four windows, all enjoying stunning views, providing an inspiring and light-filled working environment. Access is via double doors, and the room is finished with pine cladding, and benefits from power and lighting.

Down a few steps, there is a lawned area, ideal for airing laundry, set within a mature and well-established garden featuring a bird bath. Across the garden, a wall and steps lead down to a vantage point overlooking the waterfall and the Basin, offering a truly picturesque outlook. The garden also benefits from an outside tap for convenience, external power sockets, security lighting, spot lights and decorative patio lights.

Returning towards the property, there is a pleasant seating area just outside the front door, leading into a secluded lawned garden bordered by mature trees. This tranquil space is complemented by a patio area, well stocked with colourful planting and attracting an abundance of wildlife, including birds, squirrels and deer visit the garden.

Continuing around the main garden, a fenced grassed pathway leads down towards the Basin, providing direct access to the water’s edge. This area is ideal for canoeing or dinghy use, or simply relaxing and enjoying the surroundings. The outlook and natural setting are truly exceptional, offering a rare sense of peace and connection with nature.

ROOM SIZES

Mid Floor

Lounge: 16’9 x 22’10 (5.11m x 6.96m)

Dining Kitchen: 13’10 x 20’5 (4.22m x 6.22m)

Ground Floor

Utility Room: 6’3 x 11’1 (1.91m x 3.38m)

Bedroom 3: 11’11 x 13’11 (3.63m x 4.24m)

En-suite: 12’4 x 7’4 (3.76m x 2.24m)

WC: 6’4 x 3’6 (1.93m x 1.07m)

Study/Bedroom 4: 14’8 x 10’2 (4.47m x 3.10m)

Sun Room: 13’7 x 14’6 (4.14m x 4.42m)

Upper Floor

Bedroom 1: 17’9 x 18’11 (5.41m x 5.77m)

Bedroom 2: 16’9 x 7’7 (5.11m x 2.31m)

Bathroom: 10’2 x 7’7 (3.10m x 2.31m)

Externally

Studio: 16’6 x 26’7 (5.03m x 8.10m)

Double Garage

TRANSPORT & AMENITIES

Rossie Mills is a quiet, residential hamlet situated on the southern shore of Montrose Basin in Angus, Scotland. A local bus service from the top of the drive takes you into Montrose town centre. 

Heron House gives the best of both worlds providing idylic rural living yet within minutes of excellent amenities of Montrose. The wonderful Montrose Basin Wildlife Reserve is next door. The stunning 'hidden gem' of Lunan Bay is paradise for a dog walker, surfer, wild swimmer and just a few minute's drive south. The magnificent Angus Glens are just 20 minute's drive inland to name but a few of the remarkable gifts that Angus offers.

There are several renowned golf courses in the area including Montrose, Carnoustie and St Andrews.

Nearby Ferryden is a charming peaceful former fishing village with a good primary school and secondary schooling is at Montrose Academy.  Excellent independent private schooling is available at Lathallan School just 15 minute's drive up the coast to Johnshaven. In Aberdeen there is schooling at St Margaret's School for Girls, Robert Gordon's College and Albyn School and in Dundee at High School of Dundee, all are easily accessible.

Montrose is a picturesque seaport town and has a beautiful beach, a range of local services for its residents, including a variety of shops, restaurants, pubs and cafes, health & sports centres, swimming pool, Willian Lamb Studio, Montrose museum, library, post office, banks and  and The Montrose Playhouse Cinema & Art Centre.

Montrose is located midway between the cities of Dundee and Aberdeen on the East coast and is serviced by the main East Coast railway line making it an ideal commuter’s base to locate. Montrose railway station and town centre is just 5 minutes’ drive from Heron House. The east coast mainline offers easy rail travel both north and south for commuters and holiday makers with London services and overnight trains. Aberdeen airport is less than an hour by car. Bus and rail link the cities as well as easy road travel access to the surrounding Angus and Aberdeenshire towns. Aberdeen and Dundee cities are approximately 45 minutes driving time.

We highly encourage you to view this very unique home. Request your viewing now and call 01674 90080 if you need a specific time slot to suit you.

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.