Ballnellan, Avonside, Tomintoul, AB37 9HP Offers over 365,000

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1 Ballnellan, Avonside, Tomintoul, AB37 9HP Offers over 365,000 Contact us on or visit

2 This spacious and beautifully appointed five bedroom detached family home stands in a truly superb position in the heart of the Highlands, on the Glenlivet Crown Estate and within the Cairngorms National Park. Inside, every aspect has been carefully considered and the house provides luxury, light and airy living accommodation over two floors including a large lounge, contemporary fitted kitchen and dining area, a utility room, sun lounge, WC and a ground floor bedroom as well as a family bathroom, master bedroom with en-suite and three further bedrooms. In addition Ballnellan enjoys a situation on a large plot extending approximately three acres with the beautiful river Avon running to the front and has landscaped areas to the front and rear with the benefit of a separate paddock and multiple parking on the sweeping driveway. Viewing is essential to appreciate the accommodation on offer in this rarely available location. EPC band D Offers over 365,000

3 Tomintoul 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 litres. There are also three more stills, "The Tamnavulin", "The Braeval" and "The Glenlivet" within a few miles. The area is surrounded by the mountain ranges of the Cromdales, the Ladder Hills and the Cairngorms, facilitating spectacular views, walks and other outdoor pursuits, including wildlife appreciation, salmon and trout fishing on the nearby River Avon, mountain biking and hill walking. The nearby Lecht Ski Centre 2090 provides winter sports and in the summer has quad biking and gocarts. Grantown on Spey 14 miles, Inverness 47 miles, Inverness Airport 50 miles, Aberdeen 62 miles, Aberdeen Airport 60 miles. Ground Floor Entrance Vestibule 2.7m x 1.5m Ballnellan is accessed along a private sweeping driveway with ample parking for several vehicles. The driveway leads to the attractive front timber and glazed door providing access into the bright entrance vestibule which is furnished with tile flooring, windows to either the side of the front door which flood the room with natural light, ceiling lighting and a radiator. Hallway The impressive and spacious hallway is through a timber and glazed door providing a fitting entrance with a feature staircase. There is also an understair storage cupboard, carpet flooring, ceiling lighting and a radiator. Lounge 5.0m x 5.0m With an emphasis on elegance this bright lounge is flooded with natural light from the large picture windows to the front and side. A particular feature of the room is the beautiful wood burning stove which is inset and has a complementary tile hearth and surround with a wooden mantle. There is also carpet flooring, ceiling lighting and a radiator. Kitchen / Dining The kitchen is on open plan with the dining area. This bright and well proportioned room is flooded by fantastic natural light provided by windows to the front, rear and side as well as glazed patio door leading out to the garden grounds. Kitchen Area 2.8m x 4.0m The kitchen is spacious with quality fitted base, wall and drawer units with mood lighting and complementary work surfaces with a tiled surround. There is a range of appliances including a Whirlpool dishwasher, a Lamona electric oven and hob with an illuminated extractor over and a Hotpoint fridge. A feature of the room is the attractive teal blue Aga and there is also a 1 ½ sink and drainer with a chrome mixer tap, ceiling lighting, and tile flooring. Dining Area 5.0m x 4.0m The dining area provides ample space for a multiple person dining suite ideal for family living and entertaining guests. The bright space benefits from tile flooring, ceiling lighting and a radiator. Utility Room 2.1m x 3.9m The utility room has additional useful space with counter worktop and storage units. There is a Whirlpool washing machine, Compact chest freezer and a First Edition tumble drier. Also there is the water purification unit, tile flooring, a radiator and ceiling lighting. Office / Bedroom Five 2.9m x 3.0m This useful room is currently being used as a store but would make an ideal home office or additional bedroom. There is carpet flooring, ceiling lighting, a radiator as well as windows to the rear of the property. WC 1.9m x 1.9m The WC has a pedestal wash hand basin and WC. There is tile flooring, ceiling lighting and a radiator. Sun Lounge 6.0m x 2.9m The beautifully proportioned sun lounge enjoys a great feeling of space enhanced by the wrap around glazing providing panoramic views of the gardens. There are also doors leading directly to the garden, ceiling lighting, a radiator and tile flooring. First Floor Landing The landing provides access to the first floor accommodation. There is also, carpet flooring, ceiling lighting, a radiator and a timber loft hatch allowing access to the loft space. Master Bedroom 3.0m x 4.7m To the front of the property the luxurious master bedroom boasts an impressive dormer window with views over the front gardens and enjoys good storage by a double integrated wardrobe. There is carpet

4 flooring, ceiling lighting, a radiator and access to the en-suite bathroom. En-Suite Bathroom 1.7m x 3.5m This bright and inviting en-suite bathroom benefits from a pedestal wash hand basin, WC and a bath with shower attachment. There is a radiator, ceiling lighting, windows to the front, quality vinyl flooring and an extractor fan. Bedroom Two 2.9m x 4.2m Another comfortable double bedroom with a window to the side and Velux to the rear of the property. There is also carpet flooring, ceiling lighting and a radiator as well as an integrated storage cupboard. Bedroom Three 4.8m x 3.0m The third bedroom is a comfortable double bedroom with a dormer window to the front, carpet flooring, ceiling lighting and a radiator as well as an integral double wardrobe providing ample shelving and hanging space. Bedroom Four 4.1m x 3.0m This delightful double room enjoys charming views over the garden through two windows to the rear. The floor is carpeted and there is ceiling lighting and a radiator. Family Bathroom 2.9m x 3.6m The luxury and spacious bathroom enjoys sanitary ware in white including a WC, wash hand basin, bath with shower attachment and a corner shower unit with mains shower. There is quality vinyl flooring and full height tiling throughout as well as a and a shaver point, a radiator, ceiling lighting, window to the side and Velux window to the rear. Outside The property sits in beautiful garden grounds extending approximately three acres and bound by a mixture of mature trees and fencing. Ballnellan is accessed via a sweeping driveway leading to a large parking area providing ample space for several vehicles. There is a block and render outbuilding with part providing secure storage for garden tools and equipment with an outside tap and the other side providing a covered area for a vehicle. There is gated access the separate paddock area of the grounds and also there is a summerhouse and barbecue area, with the charming River Avon gurgling away at the front. Services It is understood that the property is served by mains electricity with private water and drainage. There is oil fired central heating. Home Report To obtain a copy of the home report, please visit where a online copy is available to download. EPC Band D Entry By arrangement. Price Offers over 365,000 are invited Viewings and Offers Viewing is strictly by arrangement with and all offers to be submitted to:- Masson Cairns Strathspey House Grantown on Spey Moray PH26 3EQ Tel: (01479) Fax: (01479)

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8 Plans not to scale, for illustration only

9 Plans not to scale, for illustration only

10 While the above particulars are believed to be correct they are not guaranteed and all offerers must satisfy themselves on all matters