UNDER OFFER - An attractive and well appointed family home located in the highly desirable location of Boat of Garten within the Cairngorms National Park. This three bedroom detached home offers flexible accommodation over two floors and will suit a variety of purchasers including those looking for a family or second home in this friendly and active village. Entry to this beautiful home is into a bright and airy hall which leads to the lounge with fireplace and inset wood burner and the light filled conservatory is perfect for relaxing and enjoying the views of the private gardens. A door from the hallway leads into the impressive dining room and on to the kitchen with scullery area. There is a family bathroom and large double bedroom and stairs from the hallway which lead up to the landing and a further two double bedrooms on the first floor. Outside there are well hedged and bounded gardens to the front, side and rear in addition to off street parking and a large timber storage shed. The property has planning for an impressive extension which would complement the existing home and provide excellent amenity and added value. Viewing is recommended to appreciate the flexible layout of this rarely available property. Energy Performance Certificate Rating F, Council Tax Band D
Boat of Garten, a peaceful Highland village, is set amongst heather clad hills and native woodland. Abundant wildlife, magnificent scenery, many sporting and leisure activities and a traditional Highland welcome await you. Play at the superb 18-hole golf course or fish the Spey. Unique bird watching opportunities abound; tranquil woods and dramatic hillsides to walk, climb or ski. Cycle on excellent tracks and quiet roads or travel on a scenic steam railway - it's all here for your Highland experience. Ideally located, lying adjacent to the mighty River Spey in the Cairngorms National Park, Boat of Garten lies in an area of outstanding natural beauty, centrally located in the Highlands of Scotland. The perfect place from which to explore the Highlands or simply unwind.
Within the village are two excellent shops, post office and primary school with education to secondary standard at Grantown on Spey. The A9 gives easy access to the south and north there are regular main line rail services operating from Aviemore with regular daily flights to London Airports and other U.K. Destinations from Inverness Airport. Distances from Boat of Garten: Aviemore 6 miles; Grantown on Spey 9 miles; Inverness 31 miles; Perth 86 miles; Edinburgh 126 miles.
The light and airy entrance hallway is accessed from the side of the property through a timber and glazed door and enjoys beautiful natural wood flooring. There are stairs to the first floor accommodation in addition to leading to the lounge, dining room, bathroom and bedroom three. There is an under stair cupboard with shelving and coat hooks that provides great hidden storage and there is a radiator, heat and hot water control panel, ceiling lighting and smoke alarm.
The beautifully presented lounge is centred around the impressive fireplace with solid timber mantle and inset Hunter Herald multi fuel stove set on a black hearth and surround. There is characterful solid wood flooring, ceiling lighting and double doors lead through to the conservatory.
A fantastic living space accessed from the lounge and with a door to the gardens which offers bright, cosy and flexible accommodation which can be enjoyed on open plan with the lounge or separately. There is ample space for several pieces of living furniture and there is engineered wood flooring, wall lighting and a radiator.
The tastefully decorated and delightfully presented dining room offers the ideal place in which to enjoy family dinners or entertain friends. The room enjoys excellent levels of natural light from the dual aspect windows to the side and rear as well as natural wood flooring and a recessed fireplace with timber mantle. There is ceiling lighting and a radiator.
The kitchen comes with a comprehensive range of wall and base storage units, inset sink with drainer and space for several appliances. There is a scullery located off the kitchen providing excellent storage and additional space for a large fridge freezer. A timber door allows direct access into the garden, windows to the side and rear flood the room with wonderful natural light and there is ceiling lighting, laminate flooring and a radiator.
A light and inviting bedroom which enjoys a window to the front overlooking the garden. There are currently two individually designed high level bunk beds with storage built around them which provide excellent play areas underneath yet this room would be equally at home as a lovely double bedroom. There is natural wood flooring, ceiling lighting and a radiator.
A well proportioned bathroom comprising of a corner WC, corner wash hand basin with with mixer tap and a bath with mixer tap housing a mains pressure shower with fresh tiling surrounding. There is an opaque window to the rear, a chrome towel warmer, shaver point, laminate flooring and recessed ceiling lighting.
A Velux window to the side floods natural light over the carpeted stairs which lead up to the first floor accommodation where doors open to the master bedroom and bedroom two. There is a cupboard which houses the electrical switchgear and provides good storage and there is a loft access hatch and ceiling lighting.
A relaxing double bedroom enjoying a window to the side allowing views over the surrounding countryside. There is a charming three point ceiling light, a loft access hatch, carpet flooring and a radiator.
A delightful bedroom which currently situates an individually designed bunk bed with storage built around. A window to the side allows in good natural light and there is carpet flooring, ceiling lighting and a radiator.
The gardens surround the property to the front, side and rear and are mainly laid to lawn with some mature planting. There is a mixture of vertical timber boarded fencing and mature hedging bounding the property which create a good degree of privacy. There is a raised decking area creating the perfect place to sit in the sunshine and enjoy a drink, a child's climbing frame with slide and climbing wall and a timber storage shed measuring approximately 5.0m x 4.0m provides great strorage for sports and gardening equipment.
Full planning has been obtained from the Highland Council for the erection of replacement extension to the property. Reference 18/00918/FUL The decision notice of approval was issued on the 4th April 2018 and is valid for a period of three years.
The proposal is to take down an existing single storey rear extension on the northern elevation and replace with a 1.5 storey extension to provide a new enlarged kitchen, utility room and a spacious en-suite double bedroom above.
Further details on planning can be obtained by visiting the Highland council E-Planning website or by cutting and pasting the following link into your web browser address bar (not search engine i.e. Google etc.) and typing in the reference 18/02105/PIP -
It is understood the property has mains water, drainage and electricity. The property enjoys Biomass heating and the Bioflame wood pellet boiler is situated to the rear of the property.
To obtain a copy of the home report, please visit www.massoncairns.com where an online copy is available to download.
EPC Band F
Viewing is strictly by arrangement with and all offers to be submitted to:-Masson Cairns
Grantown on Spey
Tel: (01479) 874800
Fax: (01479) 874806
You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Masson Cairns Ltd have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.