Balvattan Steading And Wester Balvattan, Boat Of Garten, Offers in the region of 550,000

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1 LTD Balvattan Steading And Wester Balvattan, Boat Of Garten, Offers in the region of 550,000 Contact us on or visit

2 An exceptional U-shaped steading conversion including a four bedroom family home and additional two bedroom self contained accommodation with courtyard finished to a luxury specification and exemplar standard. Sited in approximately 0.5 acres and with an elevated position offering panoramic uninterrupted views across open countryside to the magnificent Cairngorm Mountain Range the property offers a rare mix of character, luxury, location, space and modern amenity. In the main house there is a wonderful lounge, bespoke kitchen / dining room, utility / boot room, four double bedrooms and luxuriously appointed bathrooms and in Wester Balvattan there is an open plan lounge with a kitchen and dining area in addition to two bedrooms and bath /shower room. The property enjoys a number of unique design features including full height ceilings, natural stone finishings and bespoke doors that lead from the living spaces to the impeccably landscaped gardens and create a seamless blend between modern living and traditional warmth. A true gem and beautifully appointed property in the heart of the Cairngorms National Park. There is loft insulation and double glazing throughout. The property measures 260 square metres in total, Balvattan Steading 189m2 and Wester Balvattan 71m2. Energy Performance Certificate Rating C. Council Tax Band F LTD Offers in the region of 550,000 Strathspey House, 36 High Street, Grantown On Spey, PH26 3EQ Tel: Fax: property@lawscot.com

3 Situation Balvattan Steading enjoys a fantastic rural setting amidst beautiful surroundings in a sought after location in the Cairngorms National Park, yet only a short distance away from Inverness. The local area offers a wide range of recreational activities including fishing, golf, tennis, shooting, ski-ing, mountain biking and hill walking. There is a thriving local community with village hall, church and well respected primary schools and shops in close proximity at Boat of Garten, Grantown On Spey and Aviemore. Inverness hosts a castle, cathedral, theatre, leisure centre and excellent shopping facilities. Inverness Airport has regular daily flights to London, Manchester, Birmingham and other UK destinations. There are a range of further interests including the Cairngorms National Park and ski resort at Aviemore all within easy reach of the A9. Boat of Garten Boat of Garten, a peaceful Highland village, is set amongst heather clad hills and native woodland. Abundant wildlife, magnificent scenery, many sporting and leisure activities and a traditional Highland welcome await you. Play at the superb 18-hole James Braid golf course or fish the Spey. Unique bird watching opportunities abound; tranquil woods and dramatic hillsides 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 experience. Ideally located, 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 in the Highlands of Scotland. The perfect place from which to explore the Highlands or simply unwind. Within the village are two excellent shops, post office and 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. Entrance Hall Bathroom WC Hallway 3.38m x 2.39m 11'1" x 7'10" Accessed from the driveway to the rear of the property this room provides a warm and inviting welcome as well as providing good practical space for coat and shoe / boot storage. 1.10m x 1.70m 3'7" x 5'7" A handy guest cloakroom with white WC and wash hand basin. There is a decorative stained glass window adding excellent character. Utility / Boot Room 3.0m x 2.88m 9'10" x 9'5" The contemporary bathroom enjoys a luxurious finish and includes built in shower and bath, full height tiling, feature mirror walls and recessed down lighting to create an exceptional bathing experience. The inner hallway with pine flooring connects the kitchen / dining with the master bedroom, lounge, bathroom and stairs to the first floor accommodation. There is a cupboard housing the Mega Flow cylinder and patio doors to the courtyard area. 2.54m x 2.93m 8'4" x 9'7" The utility room is well proportioned and offers excellent space and function as a boot / drying room with pulley. The Worcester Bosch oil fired central heating boiler is located in this room and there is a good range of base and wall units with complementary worktops and two pantry cupboards. There is a plumbed in washing machine First Floor Landing Kitchen 4.32m x 3.87m 14'2" x 12'8" An attractive double bedroom located at the rear of the steading with a window to the side overlooking farmland and open countryside. There are double integral wardrobes providing excellent hanging and shelved storage. 5.57m x 4.62m 18'3" x 15'2" The generously proportioned family kitchen/dining room features bespoke oak units, and an extensive range of integrated appliances and Everhot Electric cooker. Other features include a vaulted ceiling with recessed down lighting, engineered oak flooring, a feature ceiling beam bisecting the room, windows to the front and rear of the property and french doors to the courtyard designed to bring the outside in and offering the perfect location for al fresco breakfasting. Lounge The landing is accessed from the carved pine stairs and leads to the mezzanine level with its ornately carved balcony, bedroom three and the bathroom. There is a velux window over the stairs offering country views. Bedroom Three Bedroom Four 4.08m x 3.26m 13'5" x 10'8" A lovely twin bedroom located at the front of the steading with a window looking out to the Cairngorm Mountains. 6.07m x 4.72m 19'11" x 15'6" A beautifully appointed formal lounge has been very much designed to provide a haven of warmth and comfort. This magnificent room is flooded with natural light with the use of lots of glass. With its cathedral ceiling, mezzanine balcony, wall-lights, pine floor and a large wood burning stove, it is the perfect place to relax and unwind. Bathroom Balvattan Steading Entrance Hall l Utility/Boot Room l Kitchen/Dining l 2 Bathrooms l Lounge l 4 Bedrooms Wester Balvattan Entrance Hall l Porch l Open Plan Lounge/Kitchen l Shower/Bathroom l 2 Bedrooms Master Bedroom Double Garage Balvattan Steading Bedroom Two / Study Accommodation LTD The main house comprises accommodation over two floors including entrance hall, WC, utility room, kitchen / dining room, two bathrooms, lounge, and four double bedrooms (one currently used as a study). There is a large double garage and separate store. There is oil fired central heating. 4.80m x 3.79m 15'9" x 12'5" Located on the ground floor and to the rear of the property this is a marvellous and large bedroom with excellent levels of natural light from the twin windows. There is carpet flooring and excellent integral storage wardrobes. 3.71m x 4.75m 12'2" x 15'7" To the front of the property this room is currently utilised as an impressive study with grand views over the gardens and to the mountains. This space could easily be utilised as a double bedroom with double aspect windows to the front and courtyard with additional patio doors opening to the gardens. 2.62m x 2.10m 8'7" x 6'11" The bathroom is well appointed with a three piece suite in white comprising WC, bath with pine panelling and tiled splash back, pedestal wash hand basin with mirror and shaving light. There is a velux window to the side. 7.06m x 4.89m 23'2" x 16'1" This is a very useful space with concrete flooring, power and light. There is a window overlooking the courtyard and a door providing access. Store 5.23m x 3.51m 17'2" x 11'6" A large store or single garage with up and over door to the front and additional access door from the double garage. There is concrete flooring, power and light. Strathspey House, 36 High Street, Grantown On Spey, PH26 3EQ Tel: Fax: property@lawscot.com

4 Wester Balvattan The accommodation is arranged over one floor and is separated from the main house accommodation by a garage and store but it is thought that there is potential to connect to the main house (subject to the necessary planning etc.) The accommodation is currently utilised on a holiday letting basis but could equally be used as a longer term let, granny annexe, teen accommodation, home working, studio or a variety of other uses. Accommodation is over one floor and comprises open plan vaulted lounge with kitchen and dining area, bath / shower room and two bedrooms. There is electric storage and panel heating. Porch The porch provides a private entrance from the courtyard and space to hang jackets and leave shoes. There is a window overlooking the courtyard. Kitchen / Dining 3.77m x 2.49m 12'4" x 8'2" There is a modern range of base, wall and drawer units with complementary worktops and tiled splash backs. There is an integrated electric oven with hob and illuminated extractor, a washing machine and slim line dishwasher. There is a window to the side, space for a dining table and four chairs and open plan access to the lounge area. Lounge Area 3.71m x 4.75m 12'2" x 15'7" The lounge area is on open plan with the kitchen/dining and boasts a vaulted ceiling and feature open fire in addition to two sets of sliding patio doors out onto a terraced area with breathtaking views. Hall The rear hall provides access to the further accommodation. There are two cupboards, one housing the hot water cylinder and the other to the end of the hall providing storage and, if converting the steading, would lead through to the new accommodation. Bedroom One LTD 3.46m at widest x 3.29m 11'4" at widest x 10'10" An inviting double room with a window to the side and integral wardrobe. Bedroom Two 3.45m at widest x 2.35m 11'4" at widest x 7'9" A single bedroom with wardrobe storage and a window to the side offering excellent natural light levels. Shower / Bathroom 3.46m at widest x 1.97m 11'4" at widest x 6'6" A modern and well proportioned bathroom with under floor heating, built in shower enclosure, bath, WC and wash hand basin all complemented with half height tiling, ceiling lighting and an illuminated vanity mirror. Gardens The gardens are a particular feature of the property and include a combination of attractive lawns, mature planting containing rhododendrons, azaleas, honeysuckle and a wide variety of indigenous and ornamental shrubs and trees. There is a hidden garden with water features and the whole garden is well fenced and gated. Services There is mains water, electricity and dual septic tank drainage. There is oil fired central heating to the main house and electric storage and panel heating to the bothy. There are roof mounted photovoltaic panels with a feed in tariff, the benefit of which will be transferred to the new owner. Home Report To obtain a copy of the home report, please visit where an online copy is available to download. EPC Band C Entry By arrangement Price Offers in the region of 550,000 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) property@lawscot.com Strathspey House, 36 High Street, Grantown On Spey, PH26 3EQ Tel: Fax: property@lawscot.com

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11 Plans not to scale, for illustration only LTD Strathspey House, 36 High Street, Grantown On Spey, PH26 3EQ Tel: Fax:

12 Plans not to scale, for illustration only LTD Strathspey House, 36 High Street, Grantown On Spey, PH26 3EQ Tel: Fax:

13 LTD While the above particulars are believed to be correct they are not guaranteed and all offerers must satisfy themselves on all matters Strathspey House, 36 High Street, Grantown On Spey, PH26 3EQ Tel: Fax: