Leanach HOUSE Culloden Moor, Inverness

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1 Leanach HOUSE Culloden Moor, Inverness

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3 Leanach HOUSE Culloden Moor Inverness Inverness city centre 6 miles. Inverness Airport 8 miles. FOR SALE AS A WHOLE OR IN THREE LOTS A rare opportunity to acquire a delightful country home and compact amenity estate on the outskirts of Inverness and within the bounds of Culloden Battlefield. LOT 1 - Leanach House: Ground Floor - Entrance Porch. Entrance Hall. Drawing Room. Dining Room. Garden Room. Study. Breakfast Room. Kitchen. Cloakroom. Utility Room. Back Porch. WC. First Floor Master Bedroom with en suite Bathroom. 3 further Bedrooms, one en suite. Shower Room. Second Floor Magnificent open plan Bedroom, en suite Shower Room. Immaculately presented house extending to approximately 347 sq.m. Delightful gardens with specimen trees, woodland and paddock area extending to approximately 6.7 acres. Approximately 250m of single bank fishing on the River Nairn with two pools. South facing setting with beautiful views over the Nairn valley. Within easy reach of the city centre, airport and A9 road. LOT 2: A ring fenced block of good quality IACS registered arable land extending to approximately 18.4 acres. Predominately grade 3(2). Well fenced and with separate access. Currently let on an annual grazing lease. LOT 3: Attractive amenity woodland with salmon fishing on the River Nairn. Approximately 17.2 acres of native woodland and grassland. Unique and highly desirable setting within a short distance of Inverness. Approximately 200m of single bank fishing on the River Nairn with two pools. Woodland walks and burns. Quad bike trails. About 17.1 hectares (about 42.2 acres) in all. CKD Galbraith Reay House 17 Old Edinburgh Road Inverness IV2 3HF inverness@ckdgalbraith.co.uk Savills Perth 55 York Place Perth PH2 8EH Perth@savills.com

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5 GENERAL Leanach House is a delightful compact estate lying just to the east of Inverness and its sale offers the unique opportunity to acquire an exceptional rural amenity property within easy reach of the city centre and the airport. Leanach has been fully renovated by the current owners to create an outstanding retreat with a beautifully presented house and land sensitively managed to create and enhance natural habitats whilst providing excellent sport and rural recreation. The River Nairn is a well known salmon and sea trout river which offers enjoyable fishing, while the woodland has delightful walks and a challenging quad bike track. The grazing land is level and free-draining and is ideal for equestrian use. Inverness is a thriving modern city offering a wide range of amenities and excellent restaurants, shops and sporting facilities. The mix of old and new has allowed the city to retain much of its historic dignity and strong Highland culture which blend well with modern theatre and the arts. The schools local to Leanach are Cradlehall Primary and Culloden Academy while independent education is available at Gordonstoun in Moray. The city has good communications by both road and rail and the airport, about a fifteen minute drive away, offers regular flights to the south and Europe. Immediately outside the city lies the beautiful and unspoilt Highland countryside with its myriad rivers and lochs, varied coastline and dramatic hills and mountains, along with a number of quality golf courses, all providing many opportunities for rural sport and recreation. Leanach House lies just a short distance from one of the most important historical sites in the area, Clava Cairns Bronze Age burial chambers, and lies on the edge of Culloden Battlefield, owned and protected by the National Trust for Scotland. The Culloden Viaduct, lying on the eastern boundary of the property, is an important landmark in the area. DESCRIPTION LOT 1 LEANACH HOUSE Leanach House is a former farmhouse which has been considerably extended and modernised to create an outstanding home extending to approximately 347 sq m. The beautifully proportioned ground floor reception rooms are intimate enough for family living while also allowing for large scale entertaining. The interior has been designed and decorated to be restful and calming and to enhance the light that fills the house. The garden room is where the family can relax with its hidden projector screen and trompe l oeil big top interior created by well known artist Jonathan Humphreys; similar creations can be seen throughout the house. The first floor bedrooms are extremely comfortable while the en suite bathrooms have been appointed to the very highest standard. The bedroom at the rear of the house has its own staircase and so could be used for staff accommodation. The second floor roof conversion runs the full length of the house and has created a magnificent open plan bedroom suite with sitting room and separate bathroom. Leanach House is approached off the public road, a gated entrance with cattle grid leading to a tree-lined driveway and to a parking area at the side of the house. The double front door with glazed side panel opens to the: Entrance Porch With cornicing, picture rail, coat hooks, coir matting with inset fleur de lys design and partly glazed door opening to the: Entrance Hall With timber floor, cornicing, understairs cupboard and doors to: Drawing Room A double aspect room with cornicing, picture rail, wood burning stove in a slate recess, timber mantelpiece, shelved recess with cupboard below, window seat with cupboard below, timber floor, drinks cupboard and partly glazed double doors opening to the: Study With cornicing, timber floor, shelved recess with cupboard below and door to entrance hall. Returning to the entrance hall, further doors lead to:

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7 Dining Room With cornicing, picture rail, timber floor, open fire with cast iron grate with tiled inserts, polished granite hearth, carved timber mantelpiece and door to: Garden Room A triple aspect room with one exposed stone wall, partly glazed door to garden, trompe l oeil effect tenting on the walls and ceiling, floor cupboards with slate shelving, wood burning stove with exposed flue on a slate hearth and door to kitchen. Cloakroom With WC, wash hand basin and timber floor. Breakfast Room With fitted floor units with polished granite worktops, two-oven oil fired Aga, tiled wall, door to garden room, cornicing, timber floor and two open square arches at either extent of the room to: Kitchen A double aspect room with timber floor, fitted floor and wall units, integral Neff appliances, split level electric oven and microwave and gas hob, central island with breakfast bar, 1½ bowl sink with drainer, plumbing for American style fridge, oil fired boiler, partly tiled walls and partly glazed door to courtyard and doors to: Utility Room With fitted floor and wall units, timber floor, belfast sink, tiled worktops, plumbing for washing machine and vent for tumble dryer. Back Porch/Boot Room With partly glazed door from kitchen, timber floor, understairs cupboard, partly glazed door to courtyard, back stairs and door to: WC With WC, wash hand basin and timber floor. Returning to the entrance hall, an elegant staircase with window with stained glass inserts leads to the first floor landing with cupboard housing the fuse box and electricity meter and doors to: Master Bedroom With fitted wardrobes and door to: En Suite Bathroom With roll-top cast iron claw foot bath with hand shower attachment, walk-in shower cubicle, double wash hand basins in vanity unit with cupboards below, recessed shelving, and WC, bidet and timber floor. Bedroom 2 With cornicing and door to: En Suite Bathroom With bath with hand shower attachment, shower cubicle, wash hand basin, WC, timber floor and cornicing. Bedroom 3 With linen cupboard housing the hot water cylinder, trompe l oeil effect on one wall and arched doorway leading to: Bedroom 4 With partly coombed ceiling, Velux window, fitted wardrobe and glazed arched double doors opening to the: Galleried Landing With partly coombed ceiling, wash hand basin, Velux window, back stairs to ground floor and sliding door to: Shower Room With shower cubicle with electric shower and WC.

8 Returning to the landing, a timber staircase leads to the second floor with exposed beams in ceiling and door to: Open Plan Bedroom Suite A magnificent double aspect room with partly coombed ceilings with exposed beams, Velux windows, timber floor, exposed stone gable end walls, fitted wardrobes and door to: En Suite Shower Room With partly coombed ceiling with exposed beams, timber floor, shower cubicle, wash hand basin, WC, heated towel rail and Velux window. OUTBUILDINGS Double Garage 7.15m x 5.64m With two roller doors, one remote control, concrete floor, storage space in the rafters, side door to garden, power and light. To the rear of this is a log store. GROUNDS The grounds at Leanach extend to approximately 2.7 hectares (6.7 acres) including the garden and comprise garden ground, semi-mature woodland and an open area of grassland ideal for use as a paddock. The gardens, which extend to approximately 1.8 acres, surround the house and are laid mainly to lawn interspersed and fringed by magnificent mature specimen trees, rhododendrons and shrubs. There is a generous gravel parking area to the side of the house and to the rear is a flagstone courtyard providing a sheltered sitting and barbeque area. There are three permanent garden sculptures and these pieces are including in the sale. All moveable sculptures are available by separate negotiation. FISHINGS The fishings with Lot 1 comprise a stretch of approximately 250m along the north bank of the River Nairn, a well known salmon and sea trout river. This stretch, which extends from the gate on the main road, has pedestrian access and includes two pools and a number of small sandy beaches which are perfect for picnics. SERVICES Electricity Water Drainage Gas Cooking Heating Internet COUNCIL TAX Leanach House falls into band G. EPC The EPC rating is E. - mains - mains - private - bottled LPG - oil fired central heating and night storage heaters - broadband available MOVEABLES All fitted carpets, curtains and light fittings are included in the sale. Further items may be available by separate negotiation. Other than the three permanent sculptures, the moveable sculptures are specifically excluded from the sale. LOT 2 FARMLAND The farmland at Leanach comprises approximately 7.4 hectares (18.4 acres) of IACS registered arable land and is a ring fenced block with agricultural access from the public road. The land, which is classified as Grade 3(2) by the James Hutton Institute for Soil Research, is flat and free-draining and is currently let on a seasonal grazing lease. The land also offers the opportunity to run a small holding, equestrian or rural enterprise. Offers for Lot 2 will not be considered before an acceptable offer is received for Lot 1.

9 LOT 3 WOODLAND The woodland at Leanach extends to approximately 6.9 hectares (17.2 acres) and comprises open grassland and mixed amenity woodland in a unique setting within easy reach of Inverness. The woodland has been managed to create both amenity and a habitat for native wildlife and flora. A quad bike trail leads round the perimeter of the trees while a network of grassy paths cuts through the trees to the riverbank. FISHINGS The fishings with Lot 3 comprise a stretch of approximately 200m from the viaduct along the north bank of the River Nairn, a well known salmon and sea trout river. This stretch includes two pools and a number of small sandy beaches which are perfect for picnics. WOODLAND The woodland at Leanach has been planted under the Woodland Grant Scheme and Scottish Rural Development programme and there is an outstanding obligation under these schemes to maintain the woodland as a carbon sink. DIRECTIONS The postcode for the property is IV2 5EJ. VIEWING Viewing is by prior appointment only through the Selling Agents, CKD Galbraith, Reay House, 17 Old Edinburgh Road, Inverness IV2 3HF (01463) or Savills, 55 York Place, Perth PH2 8EH ( ). The person who may accompany you may however not be an employee of CKD Galbraith or Savills. NOTES It should be noted that offers received on Lots 2 and 3 will not be accepted prior to an acceptable offer being received on Lot 1. MORTGAGE FINANCE CKD Galbraith has an alliance with independent mortgage brokers Springtide Capital Ltd who, through their excellent relationships with lenders and private banks, can advise on the most suitable mortgage for your circumstances. For further information, contact Matthew Griffiths who is based in our Edinburgh office on IMPORTANT NOTES 1. These particulars are intended to give a fair and overall description of the property. If any points are relevant to your interest, please ask for further information prior to viewing. Prospective purchasers are advised to seek their own professional advice. 2. Areas, measurements and distances are given as a guide. Photographs depict only certain parts of the property. Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of the services and appliances. 3. These particulars shall not be binding on our clients whether acted on or otherwise, unless the same is incorporated within a written document, signed by our clients or on their behalf, satisfying the requirements of Section 3 of The Requirements of Writing (Scotland) Act Closing Date A closing date may be fixed. Prospective purchasers who have notified their interest through lawyers to CKD Galbraith or Savills, in writing, will be advised of a closing date, unless the property has been sold previously. The Seller will not be obliged to accept the highest, or indeed any offer and has the right to accept an offer at any time or withdraw the property from the market. The Seller will not be liable for any costs incurred by interested parties. 5. Offers Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to CKD Galbraith, Reay House, 17 Old Edinburgh Road, Inverness, IV2 3HF or Savills, 55 York Place, Perth PH2 8EH. 6. Third Party Rights and Servitudes The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof.

10 UP Leanach House Culloden Moor, Inverness, IV2 5EJ FOR IDENTIFICATION ONLY - NOT TO SCALE HONEYGRAM LTD 2014 Leanach House Culloden Moor, Inverness, IV2 5EJ FOR IDENTIFICATION ONLY - NOT TO SCALE HONEYGRAM LTD 2014 Utility Room 2.05 x '9" x 6'0" Cloak Room Boot Room / Rear Vestibule 3.25 x '8" x 5'9" Shower Room 1.94 x '4" x 3'4" DN Galleried Landing 2.38 x '10" x 6'9" c Kitchen 4.58 x '0" x 12'10" Bedroom x '2" x 10'0" c Cloak Room hw Breakfast Room 4.84 x '11" x 11'5" UP Study 3.66 x '0" x 11'4" Bedroom x '1" x 11'3" (max) DN UP Landing En Suite Bathroom 3.47 x '5" x 10'1" (max) c Garden Room 6.01 x '9" x 18'2" Dining Room 4.84 x '11" x 13'5" Entrance Hall 4.41 x '6" x 7'1" (max) Entrance Vestibule 2.16 x '1" x 7'1" Drawing Room 4.85 x '11" x 13'11" Bedroom x '1" x 13'11" Landing En Suite Bathroom 2.86 x '5" x 6'11" Master Bedroom 4.85 x '11" x 13'11" DRAFT 3 Ground Floor This plan has not been approved for publication Ref: CKD D Leanach House Culloden Moor, Inverness, IV2 5EJ FOR IDENTIFICATION ONLY - NOT TO SCALE HONEYGRAM LTD 2014 North Direction? First Floor w c DN Landing En Suite Shower Room 3.15 x '4" x 9'1" Bedroom x '6" x 13'6" Second Floor

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