3 bed Detached Under Offer

Balnacruie, Boat Of Garten CLOSING DATE, PH24 3BU



UNDER OFFER - CLOSING DATE - TUESDAY 17TH AUGUST AT 12 NOON - A very rare opportunity to purchase a special property with amazing views of the Cairngorm Mountains and extending to some 0.691 acres. Balnacruie is a traditional stone and slate three bedroom farmhouse with outbuildings and kennels set in the most spectacular location just outside Boat of Garten between Aviemore and Grantown On Spey in the heart of the Cairngorms National Park. This exceptional property offers superb potential with the current accommodation arranged over two levels in need of some modernisation but with outstanding views towards the Cairngorm Mountain range, Ski runs and funicular railway. Both private and secluded, Balnacruie is accessed by a well maintained track and sits in fenced garden grounds which surround the house to the front, sides and rear. The house is in good order but would benefit from some refreshed accommodation and decoration. Ideal as a family or investment property, this is a must see property in a magnificent setting. Energy Performance Certificate Rating F, Council Tax Band E

Floorplan for Boat of Garten Floorplan for Boat of Garten Floorplan for Boat of Garten

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Boat of Garten

Boat of Garten, known as the Osprey Village, is a peaceful Highland community of friendly folk set amongst heather clad hills and native woodland in the Cairngorms National Park. 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, especially at nearby Loch Garten; tranquil woods and dramatic hillsides are yours 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 living. Ideally located and 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 but easily accessible in the Highlands of Scotland.

Within the village are two excellent shops, post office, gallery, Strathspey steam railway, very active community hall and highly rated 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.

Front Porch (1.22m x 1.92m)

A timber door opens in at the side of this inviting porch with windows to the side and front flooding the room with light. There is space for shoe and boot storage in addition to ceiling lighting, a further door leads into the hallway.


A welcoming light hallway with doors leading to the kitchen/dining room, lounge and bathroom with carpeted stairs leading to the first floor accommodation. There are two sizeable cupboards, one located underneath the stairs which provides good storage and there is carpet flooring and ceiling lighting.

Lounge (4.19m x 4.10m)

The spacious lounge enjoys windows to the front and side looking out over the beautiful countryside and provides excellent family living space in which to relax and unwind. There is a delightful multi fuel stove on a stone hearth and tile surround which enjoys display shelves on the side providing a natural focal point for the room. There is ceiling lighting and carpet flooring.

Kitchen/Dining Room (4.19m x 3.40m)

The bright and airy kitchen provides a good range of base, drawer and wall units with worktops and scope to create a special heart of the home with ample space to replace and redesign for a dining area as well. There is an inset sink with drainer and mixer tap, plumbing for a washing machine, space for a cooker and fridge freezer. Windows to the front overlook the gardens and beautiful countryside in addition to a storage cupboard housing the water tank.

Rear Hall

The rear hall is accessed from the kitchen and also leads to the rear porch, this is an ideal place in which to store boots and outerwear. There is a cupboard providing a magnitude of storage and ceiling lighting.

Rear Porch (1.86m x 1.85m)

A very useful room located at the back of the property with ample space to locate white goods and utilise as a larder store. There is a window overlooking the back garden and a door which also leads outside. It is a great area to access the property with wet gear there is a wall cupboard housing electrical fuse board and there is ceiling lighting.

Bathroom (3.07m x 1.91m)

There is a three piece suite in white with wc, bath with electric shower, splash back tiling and pedestal wash hand basin. There is ceiling lighting, storage cupboard with shelving and an opaque window to the rear of the property.


The spacious landing provides access to the first floor accommodation in addition to integral wardrobes with shelved storage. There is carpet flooring and ceiling lighting.

Bedroom One (4.28m x 4.64m)

A welcoming double bedroom benefitting with windows to the front overlooking the Cairngorms Mountains and also benefitting from a spacious integral wardrobe providing good hanging and shelved storage. There is carpet flooring and ceiling lighting.

Bedroom Two (2.79m x 3.09m)

Another well proportioned double bedroom with a velux to the rear in addition to a spacious wardrobe with shelved and hanging space. There is carpet flooring, ceiling lighting and a loft hatch.

Bedroom Three (4.26m x 3.38m)

This generous double bedroom benefits form windows to the front allowing fabulous views of the garden and beyond and enjoys an integral wardrobe providing excellent storage in addition to ceiling lighting and carpet flooring.


Balnacruie sits in a rural setting with spectacular views over the beautiful Cairngorm Mountains and beyond. The property is accessed via a track leading to the rear property that is mostly laid to gravel and provides parking and turning for several vehicles. The large front garden is mainly laid to lawn with some mature tree and shrub planting, a low level wall surrounds the front of the property and the house is further bounded by a mixture of timber and wire fencing. There is ample space where you can sit and enjoy the glorious views from this property that will always captivate the imagination and lead to rest and relaxation. The garage (6.15m x 4.89) is of stone construction and offers excellent sports and garden storage within the garage there is a further room for the hanging and preparing of game in addition to ample worktop space and power and light. The other out buildings include, a childs timber play house with raised deck area, kennnels and several covered stores offering excellent further storage.

Store (1.86m x 2.52m)

The store houses the oil fired boiler and is accessed externally at the side of the house.


There is electricity, mains water and drainage to a septic tank. There is oil fired central heating .

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 F


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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