8 bed House - Detached Under Offer
UNDER OFFER £465,000
UNDER OFFER - Arden House balances period refinement with all the warmth and character of a traditional family home which has retained much of its original charm and features, including high ceilings with fine cornicing, deep skirtings and feature fireplaces. Configured to provide ideal living and entertaining spaces extending to circa 373sqm, the property oozes elegance combined with striking contemporary features which enhance the property such as elegant bathrooms, a stylish kitchen and double glazing throughout. The property is currently utilised as a boutique guest house but would equally suit as a grand family home with luxury accommodation arranged over two floors and briefly comprising five delightful en-suite letting bedrooms and separate three bedroom (two en-suite) owners accommodation. The attention to detail, specification and proportions are immediately evident on entry through the welcoming reception hall which leads to an impressive sitting room with wood-burning stove, a generous dining room with a feature fireplace, kitchen with a range of wall and base units including a range cooker and space for a dining table. There is also a useful boot room / office connecting to a large store and fitted laundry. This outstanding and prestigious villa represents a rare opportunity to purchase a traditional stone and slate property situated within generous and beautifully landscaped garden grounds. Currently run as a successful Visit Scotland 4 Star Guest House with a plethora of 5 star reviews, the flexible and refined accommodation offers a superb opportunity to acquire a walk in and immaculately presented traditional home with an attached lifestyle business or as a resplendent private residence in a delightful location within this Highland Town within the Cairngorms National Park. EPC Rating E. Council Tax Band A. Rateable Value £6000 (eligible for 100% relief)
At the foothills of the Cairngorms and Monadhliath Mountain ranges and within the Cairngorm National Park, Kingussie is an attractive and popular town in Strathspey with its first class hotels, guest houses, medical facilities and primary and secondary schools offering education to University entrance standard. Facilities include an 18 hole golf course, excellent salmon and trout fishing on the River Spey and other waters, tennis courts, bowling green and children's recreation park, Pony Trekking, and the fantastic facilities at the Badenoch Leisure Centre with 3 sports halls, fitness suite and variety of gym classes. Kingussie is surrounded by some of the finest grouse moors and deer forests in Scotland, the Insh Marshes are famous as a bird sanctuary and within easy reach are the Cairngorm Mountains for winter sporting facilities and hill walking. There is a sailing school at Loch Insh and the beaches of the Moray Firth are also close by. The holiday village of Aviemore, 12 miles away, offers swimming, squash, pubs and club and other attractions. Other distances from Kingussie:- Grantown on Spey 28 miles; Inverness 42 miles; Elgin 60 miles. The main London/Inverness rail line runs through Kingussie and the Inverness Airport is 50 miles distant with regular daily flights to London, Edinburgh and Glasgow.
From the road side Arden House is accessed via a sweeping gravel driveway through the beautifully presented front garden grounds leading to the attractive entrance vestibule with double timber doors. The bright vestibule boasts original mosaic tile flooring and offers entry into the impressively proportioned hall which is governed by a splendid staircase and provides access to each of the principal reception rooms. The high ceilings with intricate cornicing and raised skirtings are in keeping with the property's character. There is also carpet flooring, chandelier ceiling lighting and a large under stairs storage cupboard and leading through to the sizable linen room.
The sumptuously proportioned sitting room showcases a lofty ceiling, embellished with elaborate cornicing and a ceiling rose, as well as a wonderful bay window to the front which floods the space with natural light. A particular feature of the room is the striking inset fireplace with wood burning stove set on a slate hearth and complemented by an impressive natural stone surround with painted wooden mantle. There are also recessed and illuminated alcoves which are complemented with tasteful statement wallpaper to provide an atmospheric and relaxing space.
The bright and elegant dining room would make an ideal and grand entertaining space and which is currently arranged to comfortably cater for 10 covers. The room boasts many original features which include solid wood flooring which has been beautifully stripped and restored, recessed and illuminated display alcoves, intricate cornicing and ceiling rose which all add to the sumptuous ambience. A delightful feature of the room is the large bay window looking out to the front gardens and there is an impressive fireplace with a decorative tile surround and hearth with a slate mantle.
The country kitchen is well-suited towards sociable and relaxed family living, with room for a breakfast table. It is finished with a generous quantity of farmhouse style wall and floor units and display shelves in addition to lots of handy worktop space with splashback tiling. A Stoves range cooker provides a characterful centrepiece to the kitchen and is complete with twin hotplates. There is space for an American-style fridge/freezer and there is plumbing dishwasher. A lovely feature of the kitchen is the pretty window seat with storage below and there is also a double sink and drainer with a chrome mixer tap, ceiling lighting in addition to under counter mood lighting,
Located at the rear of the house, this useful room offers ample storage space for outerwear and muddy boots and there is space for a desk and chair to offer dual use as a home working office.
The present owner's utilise a double bedroom with en-suite bathroom facilities on the ground floor which also offers scope to be used as a sixth double letting room. There are two further private bedrooms to the rear of the property accessed via the separate staircase, with one benefiting from an en-suite shower room.
The comfortable owners' bedroom enjoys good storage provided by a sizable wardrobe unit which is included in the sale and has carpet flooring, ceiling lighting and a side facing window. There are doors to the en-suite bathroom room and to the hallway.
The en-suite jack and jill bathroom has been designed in such a way as to allow access from the hall as well as the bedroom. This bathroom is furnished with a bath, pedestal wash hand basin, corner shower cubicle with electric shower and a WC. The room is further complemented with an opaque window to the side, a radiator, attractive tile effect vinyl flooring and ceiling lighting.
The rear hallway has doors to the bathroom, kitchen and the boot room / office as well as a door leading to the hallway. There is carpet flooring and ceiling lighting.
The carpeted staircase leads to the landing providing access to the further two private bedrooms. There is ample space to the side of the stairs for storage and display and there is a Velux window to the side.
Bedroom seven is a generous double room with a window to the side flooding the room with natural light. There is carpet flooring and ceiling lighting.
The bedroom is a spacious single with a window to the side. There is a carpet flooring, ceiling lighting and wall lighting in addition to a further door leading into the en-suite shower room.
An en-suite shower room fitted with a three piece suite in white comprising a WC, shower cubicle with an electric shower and a wash hand basin. There is an extractor and ceiling lighting.
The Guest House currently has five high quality letting rooms (located over the first and second floor) with a further bedroom which could easily be utilised as a sixth double letting room with en-suite bathroom. The five en-suite bedrooms are finished to a luxury standard and all are of excellent proportions providing quality guest accommodation including a family suite consisting of a single bedroom and a large room with a double and single bed, a front facing room with a double and a single bed, a front facing king room and a twin room, all combined to provide the capacity to sleep thirteen guests.
The family suite room is a large double room located on the ground floor with one double and one single bed, a single bedroom and en suite shower room. This room has been upgraded to a high standard and has a window to the side, a radiator, carpet flooring and wall and ceiling lighting.
Single Bedroom - 1.61m x 3.40m
This room boasts a window to the rear, carpet flooring, ceiling lighting, a radiator and a door leads to the en-suite shower room. If the property were to be purchased for use as a private residence, this room would make an ideal and spacious dressing room leading through to the en-suite.
En-suite Shower Room - 1.21m x 3.38m
The shower room is finished to a high specification with integrated sanitary ware including a WC and wash hand basin with vanity storage below and a double shower cubicle with an electric shower fitting. There is also a mirror, an extractor fan, shaver point, ceiling lighting and an opaque window to the side.
The landing offers access to the four first floor en-suite bedrooms and features ornate cornicing, carpet flooring, ceiling lighting, a radiator and a rear facing Velux window which bathes the space in natural light.
This large and airy room is at the front of the house with windows overlooking the gardens and has a double and single bed. There is carpet flooring, ceiling lighting and a radiator.
En-suite Shower Room - 3.01m x1.19m
This beautifully refurbished en-suite shower room boasts a three piece suite in white comprising a WC, an inset shower cubicle with an electric shower and a pedestal wash hand basin with storage below. There is a radiator, an opaque window to the side, ceiling lighting, an extractor, a mirror and a shaver point with light.
This elegant double en-suite room has a comfortable double bed and a window to the rear allowing for good natural light. There is carpet flooring, ceiling lighting and a radiator.
En-suite Shower Room - 2.83m x 1.11m
This attractive en-suite shower room benefits from a three piece suite in white comprising a WC, an inset shower cubicle with an electric shower and a pedestal wash hand basin with storage below. There is a radiator, an opaque window to the side, ceiling lighting, an extractor, a sensor operated illuminated mirror and a shaver point.
Bedroom four is a superior King size room which again offers luxurious finishes, boasting large picture windows to the front flooding the room with natural light this room also has deep pile carpet flooring and ceiling lighting.
En-suite Shower Room - 2.47m x 2.62m
The indulgent en-suite shower room is furnished with a quality walk in shower cubicle, a pedestal wash hand basin with integrated vanity storage below and a WC. The room is further complemented with a heated towel rail, tile flooring, an extractor, an illuminated sensor operated mirror, shaver point, a window to the front and ceiling lighting.
The comfortable and stylish twin en-suite room, is finished to a very high standard with a window to the side, carpet flooring and ceiling lighting.
En-suite Shower Room - 1.62m x 2.50m
This well proportioned shower room is fitted with a three piece suite in white comprising a WC, shower cubicle with an electric shower and a pedestal wash hand basin. There is a heated towel radiator, vinyl flooring, an extractor, ceiling lighting and a shaver point with light and side facing Velux window.
Our clients have owned the Guest House since 2018 and have invested heavily and lovingly restored the property to the immaculate condition seen today including a compete re-wiring in 2014 of fire alarms and heat detectors to comply with guest house regulations.
The guest and owners accommodation are in prime condition and this is truly a 'walk-in' business with a fantastic reputation and repeat clientèle which would be an ideal property for a husband and wife partnership. The local area is ever popular with tourists and outdoor enthusiasts.
With the mix of accommodation and repeat business the sale of Arden House provides an exciting opportunity for the purchase a high quality guest house which is presented in excellent condition and has a good trading profile with potential to build upon.
Arden House is now fully licenced and potential owners would need to get a personal liquor licence to continue selling alcohol.
The accommodation and trade have proved to be a successful mix and the business is showing healthy turnover and profitability as well as excellent ratings on visitor feedback sites including Tripadvisor, Booking.Com, Google, Facebook, Trivago and many others.
Trading accounts are available to those genuinely interested after viewing the business and subject to a confidentiality provision. Please contact the selling agents for more details.
The Rateable Value is currently £6000 which is covered by small business bonus scheme and is currently eligible for 100% rate relief (further details available on the Highland Council website under 'the small business bonus'. There is a further £2,750 apportioned as residential making the property council tax band A
Mains electricity, water and drainage. Propane gas is used for cooking. Wi-fi is provided in all public area and all bedrooms.
Heating is supplied by an oil fired boiler.
To obtain a copy of the home report, please visit our website massoncairns.com where an online copy is available to download.
EPC Rating E
Attached to the rear of the property there are useful out buildings, one of which is currently being used as a storage room which leads through to laundry room housing the Grant boiler and benefits from access out to the large drying green and gardens, counter worktop and storage units. There is a plumbing for a washing machine, a flat bed press and plenty of space for other white goods. There are also windows to the rear, ceiling lighting and carpet flooring. The other outbuilding is used as general secure storage and also houses the oil tank. There is a large timber shed and a greenhouse located in the rear garden.
Arden House sits in delightful and spacious garden grounds bounded by a combination of hedgerow and timber fencing which combine to offer excellent privacy and amenity. The front garden is mainly laid to lawn with mature shrubs and trees which provide good variety and there are colourfully planted beds to the front of the property. Vehicle access is along the sweeping gravel chip driveway and wraps around the rear of the house providing parking for several vehicles. The rear of the property is mainly laid to lawn providing an ideal space for outdoor entertaining or relaxation, surrounded by mature hedgerow providing good privacy form the neighbouring properties.
There is a long term timber guarantee in place for the peace of mind for potential purchasers.
By mutual agreement.
Viewing is strictly by arrangement with and all offers to be submitted to:-Masson Cairns
Grantown on Spey
Tel: (01479) 874800
Fax: (01479) 874806