Apartment No. 4 Balnapolaig Steading, Dornoch, Highland

4 BALNAPOLAIG STEADING, DORNOCH, SUTHERLAND, IV25 3HA

GROUND FLOOR: ENTRANCE VESTIBULE, HALL, CLOAKROOM, BEDROOM WITH EN-SUITE SHOWER ROOM, OPEN PLAN KITCHEN/DINING/LIVING ROOM WITH GAMES ROOMS OFF

FIRST FLOOR: LANDING THREE BEDROOMS ALL WITH EN-SUITE SHOWER ROOMS.

GENERAL DESCRIPTION
The Steading is currently being used as luxury self-catering holiday accommodation in Dornoch and is set within a peaceful semi-rural location a short drive from the Royal Dornoch Golf Course and historic town centre. The principal accommodation enjoys stunning panoramic views across the Dornoch Firth to Struie Hill and the mountain ranges beyond. The Steading itself is a converted 150 year old former grain store. The exterior has been sympathetically restored to reflect its original character while the inside is of a modern design, restored to a high standard with great attention to detail. The rooms are bright and spacious and the generous open plan living area with double-height ceiling and large windows showcases the uninterrupted views. The wood burning stove provides a very pleasant atmosphere for relaxing and the space is perfect for entertaining. The Steading offers many pleasing features such as hardwood flooring throughout, a bespoke staircase, and four stunning en-suite bedrooms all with the capacity to accommodate a super king size bed. Viewing is highly recommended to appreciate this unique property.

Offers over £370,000.00

LOCATION
The Royal Burgh of Dornoch is a historic town on the route of the NC500 scenic drive around the North Highlands. World renowned for its Championship Golf Course, Dornoch is the centre of East Sutherland's increasingly popular golf paradise which includes the iconic courses of Brora, Golspie and Tain as well as Dornoch's second course the Struie. Dornoch is ideally placed for outdoor activities and the area is famed for its beautiful coastline, award winning beach and high quality of life. The town itself has a good range of shops, restaurants and services including a health centre as well as a primary school and Academy. There is a squash court, gym and MUGA available in the town centre.

The Dornoch Firth is designated a Site of Special Scientific Interest and is home to a wide variety of wildlife. As well as being popular with golfers the area attracts walkers and cyclists. First class stalking and salmon fishing are available on nearby estates and rivers. Loch Fleet Nature Reserve is close by and the stunning north-west Highlands, often referred to as the last great wilderness in Europe, containing some of the most beautiful beaches and mountains in Scotland, are also easily accessible. There is a train station across the Dornoch bridge in Tain connecting to daily mainline services which run from Inverness to London and the South. Inverness, 45 miles to the south, has all the facilities of a modern city including an airport with twice-daily flights to London, and regular flights to other UK and European destinations.

ACCOMMODATION
Entrance through hard wood door to the rear of the property into:

VESTIBULE: 2.77m x 2.03m
Door into utility room and a spacious walk-in cupboard housing the electric meter and fuse box. Fitted coat hooks. Half-glazed door into hallway. Centre light. Quality wood flooring.

UTILITY ROOM: 2.51m x 3.54m
Front facing window enjoying views across to the Dornoch Firth. Deep laundry basin. Work surface. Fitted base unit. Washing machine. Extractor fan. Open into cupboard housing the underfloor heating controls.

HALL
Bright and spacious hall with an attractive staircase to first floor. The hall allows access to all ground floor accommodation. Quality wood flooring.

CLOAKROOM: 2.54m x 1.69m
Comprising WC and wash hand basin. Chrome ladder style heated towel rail. Tiled flooring. Recessed lighting. Extractor fan.

GROUND FLOOR BEDROOM: 4.93m x 5.12m
This bright, well proportioned room enjoys front facing French doors which lead out to an enclosed garden area. Two rear facing windows with deep display sills. Door into fitted wardrobe. Radiator. Door leads into:

EN-SUITE SHOWER ROOM: 1.59m x 3.10m
Comprising WC, vanity wash hand basin and large, spacious shower cubicle, lined with wet wall panelling and fitted with a mains shower unit. Extractor fan. Rear facing opaque window. Wall mounted mirror with built-in recessed lights. Chrome ladder style heated towel rail.

OPEN PLAN KITCHEN/DINING/LIVING ROOM:
DINING KITCHEN: 4.42m x 10.35m LIVING ROOM: 4.37m x 4.14m
Bright and spacious room with large windows which allow an abundance of natural light to enter. There are many pleasing features to the attractive room including South facing French doors with large windows above and a multi fuel stove providing an attractive focal point. Wall lights. This room is well positioned to take advantage of the excellent views over the surrounding countryside and across to the Dornoch Firth. The kitchen is fitted with quality units incorporating an island unit with a generous selection of drawers, storage cupboards and built-in Neff hob. Integrated dishwasher, eye level double electric oven. American style fridge freezer with water and ice dispenser. 1.5 sink and drainer with mixer taps. Recessed lighting. Quality wood flooring. Open through to games room which enjoys two front facing windows, wall and ceiling lights.

GAMES ROOM: 4.13m x 4.11m
Open through from living area into a multi-purpose space, currently used as a games room. This room has bi-fold doors which open onto an internal corridor which currently allows access to the neighbouring property and garden, however this corridor will be removed by the seller if the properties are sold separately.

Carpeted stairs with rear window to

LANDING
Gives access to three bedrooms

BEDROOM 2: 4.46m x 4.90m
Nicely proportioned room with front facing window allowing views over to the mountains beyond. Door leads into a walk-in cupboard. Carpet. Radiator. Door into:

EN-SUITE SHOWER ROOM: 1.53m x 1.75m
Comprising WC, wall hung wash hand basin and corner shower cubicle. Chrome ladder style heated towel rail. Wall mounted mirror with built-in recessed lights. Extractor fan. Recessed lighting. Tiled flooring. Tall radiator.

BEDROOM 3: 5.53m x 4.79m
Nicely proportioned room with front facing window allowing views across countryside to the Dornoch Firth. Door into wardrobe. Further door leads into En-suite.

EN-SUITE: 1.96m x 3.00m
Comprising WC, wall hung wash hand basin and large shower with drying tray. Tiled flooring. Chrome ladder style heated towel rail. Rear facing Velux.

MASTER BEDROOM: 4.60m x 6.84m
Extremely spacious and bright room enjoying a double aspect. Carpet. Double doors into fitted wardrobe. Door into En-suite.

EN-SUITE: 2.28m x 2.13m
Comprising WC, wash hand basin and shower cubicle. Side facing window. Chrome ladder style heated towel rail. Wall mounted mirror with built-in recessed lights.

GARAGE
The garage to the property is situated to the rear. Up and over electronic door. Power and light.

GARDEN
The garden lies to the front of the property and is laid to grass for easy maintenance.

POST CODE
IV25 3HA

SERVICES
Mains water and electricity. Drainage is to a shared septic tank. Central heating is provided by an oil fired boiler to under-floor heating system.

VIEWING
Contact the selling agents

ENTRY
By Arrangement

PRICE
Offers over £370,000.00 in Scottish Legal form are invited. Only parties who note interest formally will be informed of any closing date that may be set.

These Particulars do not constitute an offer or contract and while believed to be accurate are not guaranteed. Offerers by offering will be held to have satisfied themselves as to the extent and condition of the subjects of sale as to which no warranty is given or is implied either from these Particulars or from any advertisement for sale of the subjects or otherwise.

ARTHUR & CARMICHAEL
SOLICITORS & ESTATE AGENTS
CATHEDRAL SQUARE,
DORNOCH, SUTHERLAND
IV25 3SW
TEL. FAX
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