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5 bedroom detached house for sale

Kilburnie House, Balgowan, Newtonmore, Inverness-Shire

Guide Price £775,000

Property Description

Key features

  • 5 bedrooms (4 en suite)
  • Ground source heating
  • Leisure facility with Jacuzzi
  • 2 acres including paddock
  • Within Cairngorm National Park

Full description

Tenure: Freehold


Kilburnie House is situated within a small hamlet of about 15 houses, known as Balgowan, near Laggan, nestling between the Monadhliath and Cairngorm Mountains. Balgowan is about 1 mile from Laggan, 6 miles from Newtonmore and 9 miles from Kingussie, where there is a secondary school. Laggan offers a community village shop, primary school, church, hotels and other small tourist related businesses and includes a community forest.

The district lies within the boundaries of The Cairngorms National Park and offers both an abundance of wildlife and a diversity of year round recreational and sporting facilities. The Laggan area is ideal for forest walks, climbing, riding, shooting and fishing. There is a new Forestry Commission sponsored mountain bike trail nearby and there are several excellent golf courses in the area. Over recent years the stunning scenery of the area has become well known as the location of the television series "Monarch of the Glen". Further information on the area is available on the community website: Skiing, snowboarding and other winter sports can be enjoyed at Cairngorm Mountain near Aviemore.

The property's scenic location belies its accessibility. It lies only 8 miles from the A9, roughly equidistant from Perth to the south and Inverness to the north. There is a railway station at Newtonmore on the Perth to Inverness line, and Inverness Airport is within 60 miles.


Kilburnie House is a contemporary but traditionally styled property, built to a bespoke design and completed in 2007. From its elevated situation it enjoys spectacular views over the valley of the upper Spey to the mountains. The substantial house and its leisure outbuilding are set within a beautiful, professionally landscaped garden. The whole grounds, including the fenced paddock extend to approximately two acres. With cream wet dash walls, a Canadian slate roof and dormer windows, the property sits well with the traditional, vernacular architecture of the area.

The house has been designed to be highly energy efficient. Optimal thermal performance is achieved through the use of double glazing, a ground source heat pump, excellent insulation and under floor heating on both floors. The high internal and external specification, super energy efficiency and generous, well proportioned living space make it an ideal house for contemporary family life. High quality fixtures and fittings have been used throughout, including Italian limestone and solid oak floors, oak glazed and panelled doors, redwood facings and skirtings.

The two principal reception rooms have floor to ceiling triple aspect windows to frame the stunning views and maximise the natural light. Both have fireplaces with multi fuel stoves. The professionally designed kitchen has a large dining area and features contemporary high gloss units, with solid granite worktops and splashbacks, and a wide range of integrated NEFF appliances. The utility room and larder are fitted to the same exacting luxury standard, as are the en suite bathrooms and shower room and the ground floor shower room.

Adjacent to the house is a substantial detached building which provides a large double garage with electrically operated door, fitted work space and excellent, secure storage, a leisure room with mood lighting, a Jacuzzi and natural Brazilian slate floor, a shower room and a gardener's WC at ground level, along with a large upstairs area suitable for a multitude of uses. The building has an independent, oil-fired central heating system.

For viewings arrangements out with business hours, please telephone 01528 544368.


A glazed oak door leads from the porch to a welcoming reception hall with fitted storage cupboards and a walk in cupboard housing the heating system and burglar alarm. Opening off the hall, to the right, is a bright and airy family room with a multi fuel stove set on a slate hearth in a striking, full height natural stone fireplace. It has a solid oak windows on three sides, some of which are full length. To the right, at the front of the house, is a study, which could be used as a fifth double bedroom, served by the ground floor shower room to the rear of the hall. Opposite the study is the dining room, which has a French door to a courtyard area at the rear of the house. Double doors connect it to the drawing room, creating a wonderful space for entertaining. Like the family room, the drawing room has triple aspect, full length windows incorporating two sets of French doors and is exceptionally light and airy. It has a hand made brick wall incorporating display alcoves, shelving and a fireplace housing a multi fuel stove on a slate hearth.

From the entrance hall, an inner hall leads to the dining kitchen, larder, utility room and a side porch.

The kitchen has been professionally designed and fitted with top of the range, high gloss contemporary units incorporating pull out larder storage. The dark granite work tops and splashbacks are complemented by travertine stone flooring. The lighting has also been professionally designed and includes lit glass shelving, LED plinth lights and a variety of task lighting and decorative lighting. All the appliances are by NEFF and include an under counter fridge, American fridge freezer with ice maker, combination microwave oven, steam oven, built in coffee machine, pyrolitic (self-cleaning) oven, induction hob, barbeque grill and double extractor. The kitchen island has a second sink for vegetable preparation, excellent storage, wine racks and a wine cooler. The far end of the 8 metre long room provides an informal dining and seating area and has French doors leading out to a patio with a barbecue area, outside fire and external lighting. The patio gives easy access to the leisure facilities of the outbuilding.

The utility room has a washing machine and a dryer by LG and both it and the larder have travertine stone flooring and are fitted with base and wall mounted units of the same quality as the kitchen. The fire alarm system is housed in the larder. A large linen storage cupboard is incorporated in the shower room off the hall.

The flooring throughout the ground floor is either solid oak, in the reception rooms, or natural Travertine stone in the halls, kitchen and the utility areas, making it very hard wearing and practical for country family life.

Upstairs the landing leads to four well appointed double bedrooms with en suite bathrooms, all of which have Travertine stone flooring, mosaic stone wall tiles, heated towel rails and fitted storage. The spacious, triple aspect master bedroom has fitted wardrobes, a dressing room with walk in wardrobe and a spacious, five piece en suite luxury bathroom with fitted cherry wood storage, a large corner bath and free standing shower. The shower unit can be remotely turned on from the bedroom, with an automatic alert when the chosen temperature is reached. Bedroom 2 also has an en suite bathroom, as well as a dressing room and a fitted wardrobe space, while Bedroom 3 has an en suite shower room with double shower unit. The fourth bedroom, to the rear of the house, has a private hallway with wardrobe space and an en suite bathroom, with a remote control shower above the bath.


A traditionally styled, larch clad detached outbuilding adjacent to the house has a pitched Canadian slate roof with Velux roof windows. It provides ample garage space for two cars, accessed by an electrically operated door (16' wide). The building also houses a leisure facility with large Jacuzzi, mood lighting, full length windows, French windows leading to the court yard area and a Brazilian slate floor, a shower room with WC, excellent secure storage space and a separate gardener's WC. Upstairs there is a large room currently used for storage but ideal for use as a games room and gym. This outbuilding has an independent oil fired central heating system and may offer further development potential, although prospective purchasers should make their own enquiries regarding this.

Garden and Grounds

The whole site extends to approximately two acres which includes the paddock and 0.5 acres of landscaped garden. The maturing garden has been professionally laid out and incorporates a man made, boulder lined stream with ponds and a rockery, a sunken garden and lawns interspersed with shrubs and young trees. There is also a fenced kitchen garden with productive soft fruit, vegetables, herbs, and a separate orchard. Surplus soft fruit is sold to a local supplier.

The garden, which has been featured in Gardener Magazine, was designed not only to take advantage of the superb views in every direction, but also to extend the living space of the house. No fewer than five sets of French windows lead from the house and leisure room to a courtyard which is paved with Indian stone. It has a barbecue area, an outdoor fireplace and log storage.


Mains electricity. Private water supply from shared borehole and private purification system. Advanced, eco friendly ground source heating system providing under floor heating to both floors of the house and all hot water. Private drainage to septic tank. Double glazing. Broadband and Sky television services available.

Local Authority

Kilburnie House is in Highland Council Tax Band G. No water charges are payable to Highland Council.

Fixtures and fittings

All fitted kitchen appliances and fitted floor coverings are included.

Servitude rights, burdens and wayleaves

The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves, including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes, whether contained in the Title Deeds or informally constituted and whether referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied himself as to the nature of all such servitude rights and others.


Vacant possession and entry will be given on completion.


Offers must be submitted in Scottish legal terms to the Selling Agents. A closing date for offers may be fixed and prospective purchasers are advised to register their interest with the Selling Agents following inspection.

Purchase price

Within 7 days of the conclusion of Missives a deposit of 10% of the purchase price shall be paid. The deposit will be non returnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents.


From Perth, travel north on the A9 for approximately 56 miles to the turning for Dalwhinnie joining the A889. Follow the signs to Laggan. At the junction, just past the Monadhliath Hotel turn right onto the A86 towards Laggan and Newtonmore. After approximately 1.5 km, on the left, there is the first sign for Balgowan, go past this and take the second Balgowan turn off, which is also on the left and just before Cluny Castle. Kilburnie House is 10m up on the Balgowan road on the left.

More information from this agent

Listing History

Added on Rightmove:
18 May 2010


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