THE DELL OF ROTHIEMURCHUS ROTHIEMURCHUS, INVERDRUIE, AVIEMORE

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1 THE DELL OF ROTHIEMURCHUS ROTHIEMURCHUS, INVERDRUIE, AVIEMORE

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3 THE DELL OF ROTHIEMURCHUS, ROTHIEMURCHUS, INVERDRUIE, AVIEMORE, PH22 1QH A distinguished house with separate wing set in the heart of the Cairngorm National Park. Aviemore about 1.5 miles. Inverness about 32 miles. The accommodation comprises: Main House Ground Floor Entrance Porch. Main Hall. Drawing Room. Dining Room. Breakfasting Kitchen. Back Hall. Cloakroom. Butler s Pantry. Pantry. Laundry. Boot Room. Boiler Room/Workshop. WC. Cellar First Floor Master Bedroom Suite with Bathroom and Dressing Room. 3 further Bedrooms. Bathroom. Study/Sitting Room. Second Floor 4 Bedrooms, one with shower room. Family Bathroom. Separate 4 Bedroom Wing, with its own Sitting Room, Dining /Kitchen, Shower Room, Bathroom and Entrance Porch with Shower Room. Beautifully maintained and furnished. Delightful landscaped grounds with views to The Cairngorms. Secluded location with easy access to the Cairngorm Ski and Activity Centre. Recently built double Garage. Summer house and former stone Bothy. Planning permission for a single dwelling within the grounds. About 1.5 acres (0.6 ha) in all. Reay House 17 Old Edinburgh Road Inverness IV2 3HF inverness@galbraithgroup.com

4 GENERAL The Dell of Rothiemurchus lies in a secluded setting on the Rothiemurchus Estate and in the heart of the Cairngorm National Park. The house faces south-east and sits in landscaped grounds with stunning far-reaching views to the Cairngorm Mountains to the south and Craigellachie to the west. At one time a tenanted farmhouse within the estate, the original house, which now forms the West Wing, dates from around the 1900 s and was extended approximately ten years later. The farm was taken back in-hand and the house eventually sold from the estate, and then acquired by the current owners in the mid 1990 s. A programme of total renovation and restoration was then undertaken to create the delightful and comfortable family home that exists today. The work carried out was done to an exacting standard and included a new roof, new windows, new plumbing and central heating systems and connection to the mains water supply. Wherever possible, the original configuration of the rooms was restored and traditional features, such as cornicing and alcoves were retained, while the redecoration is in-keeping with the character of the house. The West Wing of the house is currently run as a highly successful holiday let. It has recently been graded by Visit Scotland once again as 5 star and it provides a substantial annual income, currently being let for only part of the year, so with potential to further increase the income. The wing has its own driveway and can be run entirely separately from the main house; alternatively, an internal door from the Dining Room gives access to the wing allowing it to be incorporated in to the main living area. The Dell of Rothiemurchus is in an enviable location, the surrounding woodlands and private access track providing seclusion and privacy, whilst all the facilities and amenities of the Rothiemurchus Estate and Cairngorm Mountains are accessible from the house. The Cairngorm National Park was created to protect its unique landscape and wildlife and to encourage sustainable and sympathetic enjoyment of its precious countryside. Visitors come to Aviemore and Cairngorm to enjoy the endless and varied activities available here, yet just a short distance from the popular centres peace, solitude and a sense of remoteness are still to be found. As well as the snow sports available on the mountain, the activity centres offer mountain biking, walking, mountain climbing, shooting and water sports, while Aviemore village has responded to the needs of its visitors with an excellent range of hotels, restaurants and shops, as well as its station on the main Kings Cross to Inverness railway line. Inverness, about a forty minute drive away, has all the facilities of a modern city, including its airport, while Perth, Edinburgh and Glasgow are all within easy reach. DESCRIPTION MAIN HOUSE The Dell of Rothiemurchus is approached off the main public road. A private driveway, over which the owners have a right of access, crosses a Bailey bridge and leads to gates opening to a gravel driveway and gravel sweep at the front of the house. Partly glazed double doors open to: Entrance Porch Triple aspect, timber floor, exposed stone wall, panelled lower walls, access to roof space. Front Hall Cornicing, display alcoves either side of main door, timber mantelpiece.

5 Drawing Room Double aspect, fireplace with recessed wood-burning stove on a slate hearth, timber mantelpiece, timber floor, cornicing, TV and telephone points. Dining Room Fitted book shelves around the double doors, window seat, timber mantelpiece with slate hearth, timber floor. Access to the West Wing. Kitchen/Dining area 4 oven oil-fired Aga, extractor hood, fitted floor and wall units, 1½ bowl Belfast sink with drainer, integral electric oven with microwave, 2 ring gas hob, integral Bosch tall fridge, integral Miele dishwasher, central island with stainless steel bowl sink and wooden worktop, fitted display dresser, Fired Earth tiled floor, partly tiled walls and door to pantry. Dining area with timber floor, French doors to terrace, recessed shelving, TV and telephone points. Returning to the entrance hall a partly glazed door leads to: Cloakroom With access to the cellar. Back Hall WC Butler s Pantry Single bowl stainless steel sink with drainer with cupboard below, fitted shelved cupboard and open shelving. Laundry Double stainless steel sinks, plumbing for washing machine, towel rail and shelving. Boot Room 3 fitted double cupboards. Boiler Room/Workshop New Grant Oil-fired boiler, work benches, shelving and door to garden. Pantry Tiled floor, 2 free standing freezers and shelving. Half landing Velux window. Sitting Room/Study Partly coombed, telephone and TV points. Shelved Store Cupboard First floor landing Timber floor Master Bedroom Wing with walk-in wardrobe and: Master Bedroom Cornicing, timber floor, fireplace with cast iron surround, timber mantelpiece, tiled hearth, TV and telephone points. Bathroom Bath with hand shower attachment and tiled splashback, tiled shower cubicle, wash hand basin in vanity unity with tiled surround and cupboard below, WC, heated towel rail. Dressing Room Open Fitted wardrobes, Bathroom 2 Free standing roll top bath, wash hand basin with tiled splashback, shower cubicle, WC, fireplace with cast iron surround and timber mantelpiece, timber floor, heated towel rail and cornicing. From the main landing an open square arch leads to a corridor with glazed door to balcony overlooking the garden, timber floor, cornicing, linen cupboard housing hot water cylinder and doors to: Bedroom 2 Timber floor and cornicing.

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7 Bedroom 3 Cast iron fireplace with timber mantelpiece and fitted double wardrobe. Second floor landing Timber floor. Bedroom 4 Partly coombed, timber floor, cast iron fireplace, timber mantelpiece and inspection hatch to the eaves. Bedroom 5 Partly coombed, timber floor, fitted double wardrobe, recessed glass shelving. Shower Room Shower cubicle, wash hand basin in marbled topped vanity unit with cupboard below, tiled walls and shaver socket. Bathroom 3 Bath with shower over, basin in vanity unit with tiled top and cupboard below, WC and partly coombed. Hatch to roof space. Bedroom 6 Partly coombed, timber floor, wash hand basin in vanity unit with tiled top and cupboard below and fitted double wardrobe. Vestibule with doors to: Walk-in Wardrobe Coombed with hanging rails. Bedroom 7 Partly coombed, cast iron fireplace with timber mantelpiece, timber floor, cornicing, TV and telephone points, inspection hatch to the eaves. WEST WING The West Wing is approached off the private access track, wrought iron gates opening to a gravel driveway leading to a parking area at the front of the house. The partly glazed front door opens to the: Entrance Porch With built in cupboard, laundry area and door to:

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9 Shower room Spacious Hallway Sitting Room Wood burning stove recessed on a slate hearth, timber mantelpiece, TV and telephone points. Dining Kitchen Fitted floor and wall units, 2 Neff integral electric cookers, extractor hood, Neff integral fridge-freezer and dishwasher, single bowl stainless steel sink with drainer, partly tiled walls, TV and telephone points. First floor Landing Bedroom 1 Double fitted cupboards. Bedroom 2 Double fitted cupboards, one housing hot water cylinder. Bathroom 1 Bath and shower over, wash hand basin, WC. Second floor Landing Bedroom 3 Partly coombed, cast iron fireplace and timber mantelpiece. Bedroom 4 Partly coombed, two hatches to eaves. Shower room Partly coombed, shower, wash hand basin and WC. GARDENS GROUNDS The grounds at The Dell of Rothiemurchus extend to about 1.5 acres (0.6 hectares) and comprise beautifully maintained and landscaped gardens. The Main House has an herbaceous border and paved sitting area at its front, while its sweeping lawn is surrounded by mature trees and hedging and has stunning views to the Cairngorm Mountains and its ski slopes. From here, a wrought iron gate in a beech hedge opens to the enclosed side lawn, fringed by magnificent specimen trees and with colourful borders. An opening in a laurel hedge leads to the back lawn, interspersed with fruit and broadleaf trees. Here there is an enclosed potager with formal raised beds in a framework of gravel paths, and a fruit cage, summer house and outside tap. The West Wing garden is surrounded by hedging and post and rail fencing and is laid mainly to lawn. OUTBUILDINGS Within the grounds are a recently built timber double Garage with electricity and water supply, remote control doors, a slate roof and a loft over. The Bothy, a harled stone building with a corrugated iron roof, which comprises two rooms currently used for storage. Summer House. Wood stores. Oil tank. HOUSE SITE In 2008, planning consent was granted for a further dwelling to the rear of the existing Bothy. This is an attractive site with access rights and mains water and electricity on site. It is a rare opportunity to be able to acquire a site in the Rothiemurchus area and the value of this site should not be underestimated. If not required by the purchaser of the house, the vendors are prepared to retain this site. Further information and plans are available on request. SERVICES Electricity - mains Water - mains Drainage - private Heating - oil fired (new Grant boiler installed in 2016) Internet - Superfast Broadband available The Dell of Rothiemurchus is fully double glazed.

10 COUNCIL TAX The Dell of Rothiemurchus falls into band F EPC The EPC rating is D DIRECTIONS The postcode for the property is PH22 1QH. From Aviemore take the A951 signposted to Coylumbridge. Follow this road, turning left just after Tree Zone and before the Rothiemurchus visitor centre. Cross the Bailey bridge, pass the Rothiemurchus estate office and the track leads to the gates to The Dell. MOVEABLES All fitted carpets, the majority of the curtains and integrated white goods are included in the sale. NOTES The West Wing is currently let very successfully through the website, www. cairngormslodge.com Further information on the letting business is available on request. PLANNING PERMISSION Detailed planning consent for a 1½ storey 3 bedroom dwelling within the grounds to the rear of The Bothy was granted in 2008 and the plans are available on request. If developed, it is a condition that The Bothy be demolished. LEASED AREA The furthest portion of the front lawn, extending to approximately ½ acre, is leased from Rothiemurchus Estate until ACCESS The owners of The Dell of Rothiemurchus have an irredeemable right of access over the estate drive leading to the house. Maintenance of this is shared equally. VIEWING Viewing is by prior appointment only through the Selling Agents, Galbraith, Reay House, 17 Old Edinburgh Road, Inverness IV2 3HF. Telephone (01463) The person who may accompany you may however not be an employee of Galbraith. 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 Galbraith, 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 Galbraith, Reay House, 17 Old Edinburgh Road, Inverness, IV2 3HF. 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.

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