Wood of Brae, Balblair

Three bed detached cottage set in the most tranquil and quiet surroundings with approx 12 acres of woodland and stone built outbuildings. Lots of lovely original features within the cottage with the most amazing uninterrupted views. Viewing recommended.

Description - Nestled in amongst fields, trees and approx 12 acres of woodland with most amazing views across to the West, this stone built detached cottage offers anyone looking for a lifestyle change incorporating the peace and tranquillity of the countryside. Wood of Brae benefits from many original features including cornicing, wood flooring along with Sash and Casement windows all adding to the appeal of this delightful property. Drainage is via a septic tank and there is mains water.

Location - Wood of Brae is located in the middle of woodland and trees, approximately three miles from the small hamlet of Balblair which is located on the North east peninsula of The Black Isle. The village of Culbokie approximately 8 miles away, 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.

Gardens - The gardens here are primarily laid to grass, enclosed with hedging and planted up with a variety of fruit trees. A freestanding stone barn provides ample outdoor storage and with relevant permissions, could be converted providing further accommodation if required. There is also a large polytunnel/greenhouse.

Entrance Hallway - Storm doors open into the hallway which is laid with engineered oak flooring giving a pleasing entrance to this quaint cottage. Located off here are the living room, bedroom one and the bathroom. Carpeted stairs lead up to the bright and spacious landing.

Living/Dining Room - 5.68m x 4.52m (18'7" x 14'9") - This comfortable and generous sized living room boasts ample space for dining at the rear and has sash and casement windows to the front, side and rear allowing a flood of natural light. A focal point of this room is the solid fuel stove set on a Caithness slate hearth with real wood surround giving a pleasing finish. A wooden pulley is an unusual feature of the lounge. Laid with oak flooring, access is gained through to the kitchen.

Kitchen - 3.45m x 2.65m (11'3" x 8'8") - The kitchen is fitted with an good range of floor based units and wall mounted cupboards all providing good storage and working areas. Located below the window to the rear is the sink with drainer to the side and fitted in between the units is an electric cooker with pull out extractor hood above. There is a dishwasher, washing machine and fridge freezer, all of which are included in the sale. Attractive tiling between the units and Cork effect flooring gives this room a pleasing finish. From here, access is gained to the WC and a door opens out to the rear garden.

Wc - 2.35m x 0.99 (7'8" x 3'2") - The WC is furnished with a wash hand basin and toilet. Attractive tiling and window to the rear complete this room.

Bathroom - 2.35m x 1.91m (7'8" x 6'3") - The family bathroom is furnished with a three piece suite comprising a WC, wash hand basin with cupboard under and a shower bath with shower over and curtain above. With tiling above the bath and matching floor tiles, this room has a window to the rear, slimline storage cupboard and shaver point and light.

Bedroom 1 - 4.51m x 3.45m (14'9" x 11'3") - This room, which could be used as an additional living room, has a window to the front and benefits from a log burning stove set on Caithness slate hearth with wooden surround. Recessed alcove to the side of the fire, and carpet complete the bedroom.

Upper Landing - Carpeted stairs with original wooden bannister and balustrades lead up to the bright and airy landing by virtue of the Velux window to the rear and Skylight to the front, allowing a flood of natural light to this area. Laid with carpet, access is gained to two further bedrooms.

Bedroom 2 - 4.11m x 3.95m (13'5" x 12'11" ) - The second bedroom is a generous sized room with sash and casement window to the front and Velux to the rear from where open and uninterrupted views can be seen across fields towards the Cromarty Firth and beyond. With part combed ceilings, this room has a fire place currently blocked off, with wooden surround. Carpet.

Bedroom 3 - 3.95m x 3.43m (12'11" x 11'3") - The third bedroom is another good sized room, has part combed ceilings and windows to the front and rear. A door allows one access to the floored loft space which provides ample storage along with housing the water tank.

Heating - Oil fired central heating together with multi fuel stove and log burning stove.

Glazing - Mixed glazing throughout incorporating sash and casement windows, double glazed and single glazed units.

Parking - Ample parking available.

Council Tax - Band C

Epc - Band E43

Extras Included - All fitted carpets, curtains, blinds, washing machine, fridge freezer, electric cooker, and extractor fan.

Services - Mains water, septic tank drainage, electricity, telephone and TV points.

Viewing Arrangements - Viewing is through Innes and Mackay .