Balblair, Dingwall, IV7

Porch

Double door entrance into the property, and a further glass paned inner set of doors leading into the hallway.

Hallway

The hallway gives access to the living room, dining room, and the staircase with an under stair cupboard.

Dining Room

4.4m x 4.3m approx.

Large room with solid oak T&G flooring, front facing window, integrated fridge and freezer, glass paned double doors leading into the kitchen, and the door leading through to Ferry Cottage.

Kitchen

2.4m x 2.3m approx.

Galley style kitchen with fitted units, gas fired rangemaster with electric grill and double oven/s, sink, and a door leading out to the back garden.

Living Room

5.1m x 4.4m approx.

Lovely bright large room again with solid oak T&G flooring, slate hearth, woodburning stove, two front facing windows, and a side facing window. A second door gives access through to the annexe.

Annexe

The annexe consists of an inner hallway with built in cupboards housing two washing machines and tumble drier, and four small rooms. Comprising a cloakroom, boiler room, studio equipped with a sink, ample storage, with French Doors leading out to the kitchen garden patio, and from the studio another store-room with a rear facing back window. The hallway also has an external door leading to the garage and log store.

Office

2.4m x 2.2m approx.

The office with underfloor heating and good wifi connection is located off the half landing above the cellar, and has two rear facing windows. The built in L shaped two-station desk and shelves will remain unless requested otherwise.

1st Floor Landing

The staircase is carpeted and leads up from the hallway to the office and onto the landing, which gives access to two large double bedrooms and the family bathroom.

Bedroom 1

4.4m x 4.3m approx.

Large double bedroom with an en-suite shower room. It has front and side facing windows with sea views and built in wardrobes.

En Suite Shower Room

Good sized en-suite, with tiled floor and walls, sink, toilet, and a shower cubicle.

Bedroom 2

4.4m x 4.3m approx.

Large bright double bedroom with front and rear facing windows, and built in wardrobes.

Bathroom

3m x 2m approx.

Good sized family bathroom with tiled floor and walls, bath with attached shower head, toilet, sink, and a front facing window.

2nd Floor Landing

The staircase leads up form the 1st floor and is carpeted along with the landing. It gives access into the three rooms, has a radiator, and houses the attic hatch. The attic is floored with a light.

Bedroom 3

4.8m x 4.5m approx.

Large double bedroom with carpet, front and side facing windows, radiator, en-suite shower room, and built in wardrobes.

En Suite Shower Room

Good sized en-suite with tiled floor and walls, shower cubicle, toilet, sink, wall mounted radiator, and a rear facing Velux window.

Bedroom 4

4.8m x 4.4m approx.

Large room which currently has a half partition to divide it into an office area and single bedroom, but could easily be another double bedroom or sitting room for the apartment. It has front and side facing windows, is carpeted, and has a radiator.

Kitchenette

3m x 2m approx.

This room is currently set up as a kitchenette with units, and a sink. It has a front facing window, and has enabled the top floor to be utilised as an apartment.

Ferry Cottage

Comprising: Lounge 4.1mx3.4m - Kitchen 4.4mx2.4m - Bathroom - Bedroom 3.3mx2.9m Bedroom 4.1mx3.5m - En Suite Shower Room

Ferry Cottage can be a completely self contained two bedroom property with underfloor heating, as it has its own front and back entrances. There is also two lockable internal doors that lead back through to the dining room of the main house.

There is a sheltered porch with seats and the entrance hall has a large under stair cupboard housing a washing machine.

Lounge - Nice bright room with a smooth easy clean vinyl tiled floor with underfloor heating, front facing window, staircase with access to the ground floor bedroom and kitchen.

Kitchen - Similar flooring, ample units, induction hob, integrated fridge, sink, two rear facing windows, and a stable door leading out to the back garden.

Bathroom - similar flooring, bath, toilet, sink, wall heater, and a rear facing window.

Ground Floor Bedroom - Solid T&G Bamboo flooring with underfloor heating. Lovely bright double bedroom with vaulted ceiling, front and rear facing windows, and built in wardrobes.

Upstairs Bedroom - Again a bright double bedroom with a front facing Velux window giving sea views and an en-suite shower room.

Outbuildings

Ferry House has an abundance of outbuildings. There is a low ceilinged cellar which is externally accessed and located beneath the office, a shed and garage located at the east end, along with a log store. There is also a small timber shed at the rear of the property and a greenhouse in the garden. There is a workshop/garage located in the former inn car park across the road from the front of the house which is available if required by separate negotiation.

Gardens

The gardens wrap around the house but a fence has been erected to give Ferry Cottage its own private area if required. There is gravel parking at the front and a gated entrance allows you to drive around Ferry Cottage to the rear. The front garden is fully enclosed with a greenhouse, there is a side lawn where the oil tank is located, and at the rear there are two patio areas.

Business Potential

This property could be run as a fantastic business. Ferry Cottage is already a self-contained 2-bedroom property. The top floor of Ferry House could be utilised as a holiday apartment. The rear annexe could be converted into another apartment, still leaving a kitchen, dining room, sitting room, family bathroom, master ensuite bedroom and a further double bedroom on the first floor for use by the owner.

The plot if purchased could then offer a further opportunity for holiday accommodation, and finally there is the area across the road with the 8x5m workshop/garage which also could be purchased by separate negotiation if required and developed with the relevant permissions.

Location

The small hamlet of Balblair is located on the North east penisula of The Black Isle, and the plot is situated within the hamlet. The village of Culbokie is approximately 8 miles away, which boasts a Post Office, general store and a pub/restaurant, and Cromarty is only 7 miles away. Inverness the capital of the Highlands is 20 miles away, and the market town of Dingwall is 13 miles away. The service bus passes Balblair going to Dingwall or Cromarty, or nearby is the bus stop for Fortrose and Inverness,. Local schooling with transport provided is available at the Primary School in Resolis and Fortrose Academy for Secondary schooling.

Services

The property is on mains water but is connected to a shared private treatment plant located outside the feu to the rear.



The property is on mains electricity.



The property currently has a phoneline with internet provision.



The hot water runs on a continuous circuit providing near instant hot water to each of the five bath or shower rooms, three kitchens/kitchenette and the cloak room.



The property benefits from oil fired underfloor heating to the ground and parts of the 1st floor.