3 bed Detached Under Offer

Ivy Cottage, Kirkmichael, Ballindalloch



UNDER OFFER - Set in an idyllic location in Avonside at Kirkmichael, this is a spacious and light filled three bedroom detached home with generous gardens and separate garage with over half an acre of ground. Accommodation is arranged over two floors and has been set out to take advantage of the views with the living areas on the first floor comprising of a large kitchen /dining room, landing, bathroom with separate shower and spacious lounge which enjoys elevated views across the River Avon to the hills beyond. To the ground floor there are three double bedrooms and a hall. Outside the large gardens include a detached double garage, large timber store and further concrete store in addition to off street parking. With a fantastic rural location but within easy reach of the many villages and towns of the Cairngorms National Park and Speyside, the property would suit a variety of purchasers including those looking for a peaceful family home or investment property. Energy Performance Rating D, Council Tax Banding C.

Floorplan for Ballindalloch / Tomintoul Floorplan for Ballindalloch / Tomintoul Floorplan for Ballindalloch / Tomintoul

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Avonside & Tomintoul

From this area there is easy access to the Lecht Ski Centre, the beaches of the Moray Firth in addition to being within easy reach of the whole of the Spey Valley with its well known winter sports facilities, excellent shooting, fishing, hillwalking, sailing, golf, pony trekking etc. This area of the Highlands and Glenlivet in particular, is internationally well known for excellence of its whisky largely due to the purity of the water and the climate which, although it can be crisp in winter, has a relatively low rainfall and high sunshine record. Within easy reach are Grantown-on-Spey, Aberlour and Elgin, all with fine shopping centres, first class hotels, guest houses, primary and grammar schools offering education to University entrance standard, cottage hospitals and health centres. Tomintoul has the reputation of being the highest village in the Highlands at 1165 ft (350m) centred round a picturesque square and situated near the Lecht Ski Resort Centre on the scenic route between Grantown on Spey and Royal Deeside and is the North Eastern gateway to the Cairngorms National Park. It is the largest village in the Glenlivet area supporting B&B's, a post office and general stores, art studios, craft, gift and malt whisky shops.

Tomintoul also has its own distillery, "the Tomintoul", which made the Guinness Book of Records for producing "The Largest Bottle of Scotch Whisky in The World" - at 105.3 litres. There are also three more stills, "The Tamnavulin", "The Braeval" and "The Glenlivet" within a few miles.

Hallway (5.47m x 0.92m)

There is a paved footpath with steps leading to the high performance UPVC glazed door and into the hallway that has doors to all bedrooms and stairs lead to the first floor landing. The electric fuse board is located in the under stair cupboard and there is laminate flooring, triple windows to the front and ceiling lighting.

Bedroom One (4.24m x 3.01m)

A bright double bedroom located on the ground floor with good levels of natural light from the dual aspect windows to the side and front which look to the hills beyond. There is laminate flooring and ceiling lighting.

Bedroom Two (3.82m x 3.21m)

A light and welcoming double bedroom which overlooks the back garden. A spacious integral wardrobe with twin doors provides both hanging and shelved storage. There is laminate flooring, ceiling lighting and a radiator.

Bedroom Three (4.24m x 2.97m)

This is a spacious bedroom located on the ground floor with a window overlooking the open countryside. There is a double integral wardrobe providing hanging and shelved storage. There is laminate flooring and ceiling lighting.


Wooden stairs lead up to the bright and generous landing where doors open to the kitchen/dining room, lounge and bathroom. There is a airing cupboard housing the water cylinder and a window to the front allows in natural light, there is laminate flooring and ceiling lighting.

Lounge (5.64m x 3.21m)

This wonderfully spacious and bright lounge is located on the first floor to enable it to take full advantage of the amazing open views across the glen and River Avon towards the hills. Centred around an impressive wood burning stove set on a stone hearth and surround with decorative timber mantle it is the ideal place to relax and unwind. There is carpet flooring and ceiling lighting.

Bathroom (2.54m x 2.03m)

A stylish and fresh bathroom with sanitary ware in white comprising of a wash hand basin with integral vanity unit and chrome mixer tap, a jacuzzi bath with centre mixer tap, and w.c. There is a separate large shower enclosure which benefits from full height wet wall surround and a Mira electric shower. There is an opaque window to the rear, laminate flooring, chrome ladder towel rail, an extractor fan and ceiling lighting.

Kitchen/Dining Room (4.24m x 3.01m)

This attractive and very generous space is well proportioned with a light and airy feel and enjoys views of the hills & river provided by a large window to the front. The kitchen is fitted with quality shaker style base, wall and drawer units in cream with wood effect work surfaces. There is a hob & oven with illuminated extractor, plumbing and space for a dishwasher, washing machine and fridge freezer. The area provides ample space for a multiple person dining suite and is ideal for family living and entertaining guests.


The house sits in over 0.5 acres of garden ground with an area of grassed garden to one side, a banked area to the rear and a further wild area to the other side. There is a detached block built garage with pitched roof, a secure concrete built store at the rear and a further timber built store which offers covered storage.


It is understood that there is mains electricity, private water and drainage. There is oil fired central heating and radiators.

Home Report

To obtain a copy of the home report, please visit our website massoncairns.com where an online copy is available to download.

If viewing on Rightmove click the EPC link and the home report will download.

EPC Rating D


By mutual agreement



Viewings and Offers

Viewing is strictly by arrangement with and all offers to be submitted to:-Masson Cairns
Strathspey House
Grantown on Spey
PH26 3EQ
Tel: (01479) 874800
Fax: (01479) 874806
Email: property@lawscot.com

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.

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