Lower Arboll, Portmahomack, IV20 1SQ

This fantastic property, set in a peaceful rural position with open views towards Inver Bay, offers generous and versatile living spaces. Built around 51 years ago and modernised in recent years, the home’s cleverly designed interior includes five bedrooms across two floors and a converted garage studio, providing flexibility for family life, hobbies or working from home.
Starting in the kitchen, this is fitted with a wide range of light wood effect floor and wall cabinets topped with dark acrylic work surfaces. A large range cooker takes pride of place, with space for undercounter appliances such as a washing machine and dishwasher. Two windows bring natural light into the room, ceiling spotlights provide even illumination and a stainless steel sink completes the practical layout.
From the kitchen, the sitting room opens out as a generous and inviting space, with the staircase to the attic floor positioned along one side. A wood burning stove sits within a fireplace on a black slate hearth, creating a natural focal point for the room. Neutral painted walls combine with natural wood finishes to the skirting boards, window sills and banister, while a neutral carpet adds softness underfoot. Large enough for multiple seating arrangements, it offers flexibility for both everyday living and entertaining.
The sitting room leads through to the dining area, a bright space with windows on three sides providing views over the garden. Matching decor and carpet continue through to here, creating a seamless flow. The area easily accommodates a family sized dining table and chairs.
The converted garage now forms a large studio with neutral coloured walls, vinyl flooring and multiple windows. This large versatile room could serve as a hobby space, home office or guest suite. Glazed double doors lead to a small vestibule with fire doors opening directly to the garden. Internally, off the studio, a sizeable store room provides useful storage space, also finished in grey carpet and neutral painted walls.
The inner hall, accessed from the sitting room, leads to the additional ground floor accommodation which includes three double bedrooms and the family bathroom. The first bedroom is a comfortable double with cream-painted walls, a built-in storage cupboard and a window that draws in natural light.
The second bedroom is also a double, finished in light cream walls and fitted with a soft grey carpet. A small radiator is positioned near the door and a window provides a pleasant outlook. The third ground floor bedroom offers similar proportions, with neutral decor and a built-in storage cupboard with white painted doors. A window looks out over the garden with a small radiator positioned beneath.
The bathroom is light and bright, with a frosted window above the large white bath. A tall white ladder towel radiator, toilet and wash hand basin sit alongside a separate corner shower cubicle with electric shower, offering the flexibility of a quick shower or a long, relaxing soak. Sparkly wet wall panelling is fitted to the lower half of the walls and fully lines the shower enclosure, giving a fresh, easy to maintain finish.
On the upper floor, the landing gives access to two further bedrooms. The largest is an attic style room with sloping ceilings, dormer window, ceiling spotlights, radiator and natural carpet. Its en-suite shower room includes a toilet, wash hand basin and corner cubicle with electric shower, all set beneath a rooflight window.
The second attic bedroom is also a generous double, decorated in soft cream tones that keep the room bright. A large radiator beneath the window ensures the space remains warm and comfortable throughout the year. T
Heating is provided by an oil-fired Worcester boiler, serving water-filled radiators throughout. Hot water is supplied via a Premier heating system with an insulated cylinder and electric immersion located in an attic bedroom cupboard. Windows and external doors are PVC double glazed and drainage is to a private septic tank.
The garden grounds extend right around the property, mostly laid to lawn with a large gravelled section in front providing private parking for multiple vehicles. The site is bounded by a combination of post and wire fencing and hedging.
A particularly notable feature is the large outbuilding, constructed with block walls and a tall corrugated roof. Its central hall is flanked by multiple smaller rooms, suggesting former agricultural use. With the correct permissions, this building offers potential for redevelopment or alternative use to suit a buyer’s needs.
With its spacious layout, flexible outbuildings and attractive rural position close to both Portmahomack and Tain, An Cluaran presents a rare opportunity to create a home that truly fits your lifestyle. Contact Hamish Homes today to arrange your private viewing.

About Lower Arboll

Lower Arboll is a peaceful rural location ideally positioned between the historic town of Tain and the charming coastal village of Portmahomack. This setting offers the best of both worlds, a quiet countryside atmosphere surrounded by open fields, with easy access to both coastal beauty and town conveniences.
Just a short drive east brings you to Portmahomack, with its sandy beach, working harbour and small but vibrant community. Here, you can enjoy local pubs, restaurants, independent shops, scenic coastal walks and the nearby Tarbat Golf Club with its spectacular firth views.
Heading west leads you to Tain, Scotland’s oldest Royal Burgh, rich in heritage and home to the world renowned Glenmorangie Distillery. Tain offers supermarkets, cafés, healthcare services and both primary and secondary schools, as well as rail connections further afield.
Lower Arboll’s location makes it an appealing choice for those seeking rural living with excellent access to coastal charm and essential amenities.


General Information:
Services: Mains Water, Electric & Oil
Council Tax Band: C
EPC Rating: D (63)
Entry Date: Early entry available
Home Report: Available on request.
Viewings: 7 Days accompanied by agent.