ARDEN HOUSE HALLOWOOD ROAD, TROVES, BY ELGIN, MORAY

ARDEN HOUSE HALLOWOOD ROAD, TROVES, BY ELGIN, MORAY

ARDEN HOUSE, HALLOWOOD ROAD, TROVES, BY ELGIN, MORAY An outstanding family home in a highly desirable semi rural location Elgin about 2 miles, Inverness about 41 miles, Aberdeen about 61 miles About 0.27 ha (0.66 acres) Ground Floor: Vestibule. Hall. Dining Kitchen. Lounge. Sun Room. Office. Utility Room. Larder. Cloak Room. Electrical / Store Room. Bathroom. Shower Room. 3 Bedrooms. Double Garage. First Floor: Landing / Seating Area. Walk-in Linen Cupboard. Shower Room. 2 Bedrooms. Master Suite (Bedroom, Dressing Room, Bathroom, Balcony). Spacious and well appointed accommodation Flexible room layout Many fine features Oil central heating (part under floor) Enclosed, generous sized garden Easy access to A96 and Elgin 5 Commerce Street Elgin Moray IV30 1BS 01343 546362 elgin@galbraithgroup.com

GENERAL Arden House is an outstanding, bespoke designed family home located in a quiet yet easily accessible semi-rural location within the prestigious residential development at Troves, and only a short distance from the centre of Elgin. The county of Moray is famous for its mild climate, has a beautiful and varied countryside with a coastline of rich agricultural land, prosperous fishing villages and wide, open beaches. The upland areas to the South are sparsely populated and provide dramatic scenery, some of which forms the Cairngorm National Park. The unspoilt landscape provides a wide range of leisure and sporting opportunities including fishing on the world famous Spey and Findhorn rivers, skiing at the Lecht and Cairngorm range, and walking. The area has a number of excellent golf courses including The Moray Golf Club in Lossiemouth with its classic Links Course designed by Tom Morris in 1889 and the West Course as designed by Henry Cotton in 1979, Elgin Golf Club, also the two championship courses in Nairn. Located about 15 miles away is the jewel of the Moray coastline, the historic village of Findhorn with its sheltered bay providing excellent sailing, water sports and highly regarded inns. Culbin Forest, a short drive to the west of Forres, with its marked walks and cycle trails, offers excellent opportunities for a wide range of outdoor pursuits. Elgin (about 2 miles) provides a comprehensive range of shops and amenities including various large supermarkets, a cinema, leisure centre and hospital whilst the surrounding area offers some excellent hotels, restaurants and historic local attractions. Elgin has schooling to secondary level whilst Gordonstoun Independent School is about 10 miles away. Inverness (about 41 miles) has all the facilities of a modern city including an airport which can be reached in just under an hour s drive offering regular flights to the south and summer flights to many European destinations. A greater variety of flight destinations is available from Aberdeen Airport (about 56 miles). Elgin railway station has regular services to Inverness and Aberdeen. DESCRIPTION Sitting in a magnificent elevated position with delightful views to the south over open countryside, Arden House is a very impressive family home. Completed in 2014, the house was designed and built to the highest standard by the current owners and provides well appointed and adaptable accommodation over two storeys. From the front driveway, the house is accessed through a well lit vestibule into an impressive reception hall with stairs leading to the first floor, an expanse of slate flooring and a very useful walk in store room. From here, doors to a wonderfully bright and airy triple aspect lounge with wonderful southerly views and a wood burning stove which also helps heat the hot water. Doors lead to a charming triple aspect sun room with French doors out to a patio and a full height ceiling. A door also leads to the well equipped dining kitchen with a range of high quality wall and floor units, quartz worktops, hot tap, various integrated appliances (Neff) and a central island. A well equipped utility room can be accessed directly from the kitchen and which also has a walk in larder and a cloak room. A ground floor office could also be used as an additional bedroom if required, whilst there is also a generously sized family bathroom and 3 double bedrooms, two of which are interconnected by a high quality Jack and Jill shower room. A double garage with automatic up and over doors and under floor heating completes the ground floor accommodation. On the first floor, a bright and airy landing / seating area could be used

as an additional reception room or studio. A master suite includes a double bedroom with a private balcony, walk in cupboard, dressing room and bathroom, providing a touch of luxury. There is also a walk in linen store, shower room and two further double bedrooms. Designed to capture the views and flood the interior with natural light, large windows give the house a bright and airy atmosphere whilst the well equipped dining kitchen, lounge with wood burning stove, sun room with full height vaulted ceiling and master suite are particularly appealing rooms. With a floor area of over 500m2, the house provides spacious and flexible accommodation with generously sized rooms. It is tastefully decorated throughout and appears to be in excellent condition. Oil fired central heating which has been zoned to maximize energy efficiency (including under floor heating on the ground floor) is supplemented by the wood burning stove in the lounge. Other fine features include high quality kitchen and bathroom fittings, solid Oak doors and finishings, feature lighting and an integrated vacuum system. Outside, the grounds extend to over half an acre and comprise areas of lawn, a substantial gravelled courtyard to the rear, various mature borders and ample parking space for several vehicles on a private sweeping driveway. DIRECTIONS From Elgin head south on the A941, crossing over the railway line, at the next roundabout turn left (first exit) onto Linkwood Road and continue for about half a mile before turning left at the next roundabout (first exit) onto Reiket Lane. Take the next available right turn onto Linkwood Road and continue past the Linkwood Distillery and out of Elgin. After about 1 mile, turn left onto Hallowood Road and continue through the trees into the development at Troves. Bear right at the first junction and continue for about 200m where Arden House is located in an elevated position on the left hand side (see site and location plans for details). SERVICES Mains electricity and water. Private drainage. Oil Central Heating. EPC EPC = C78 SOLICITORS Allan Black & McCaskie, 151 High Street, Elgin, Moray, IV30 1DX. Tel: 01343 543355 LOCAL AUTHORITY Moray Council, Council Offices, High Street, Elgin, Moray. Tel: 01343 563000. OUTGOINGS Arden House has been assessed as Council Tax Band G. ACCESS From the adopted public road, Arden House is accessed over a short stretch of private road over which we have assumed the property enjoys all necessary rights of access. FIXTURES AND FITTINGS All fitted carpets are included in the sale. No other items are included unless specifically mentioned in these particulars. VIEWING Viewings are strictly by prior arrangement with the selling agents. The person who may accompany you may however not be an employee of Galbraith. Prior to making an appointment to view, Galbraith strongly

recommend that you discuss any particular points that are likely to affect your interest in the property with a member of Galbraith s staff who has seen the property in order that you do not have a wasted journey. INTERNET WEBSITE This property and other properties offered by Galbraith can be viewed on our website at www.galbraithgroup.com as well as our affiliated websites www.rightmove.co.uk and www.onthemarket.com. MORTGAGE FINANCE Galbraith has an alliance with Fox Private Finance, a boutique brokerage with a bespoke approach to funding. Through their relationships with retail, commercial and private banks they can assist with securing a mortgage to suit your circumstances. For further information contact Matthew Griffiths, based in our Edinburgh office, on 0131 240 6990. 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 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 1995. 4 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, 5 Commerce Street, Elgin, Moray, IV30 1BS. 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.