Balgonie House, Braemar Place, Ballater, Aberdeenshire, AB35

Balgonie House is a charming country residence enjoying an idyllic setting in the heart of the world-renowned Royal Deeside, within the stunning Cairngorms National Park. Dating from 1898, the property beautifully combines period character with the space, comfort and versatility required for modern family living. Set within approximately 2.5 acres of private gardens and woodland, the house enjoys a discreet southern boundary adjoining Ballater Golf Course, with the magnificent River Dee and Cairngorms providing a spectacular backdrop.

Predominantly an exceptional family home, Balgonie House is equally suited as a Scottish holiday retreat, offering a unique setting in which to create lasting memories for generations to come.

The accommodation extends over three floors. The ground floor provides an excellent range of reception and family living spaces, all benefiting from a bright southerly and westerly aspect. These include a formal sitting room with two bay windows and a wood-burning stove installed by the owner in 2025, a cosy bar snug with doors opening onto the garden, and a separate dining room enjoying attractive garden views.

At the heart of the home is a superb open plan kitchen and sitting room. The bright sitting area features tall windows framing the surrounding gardens and a wood-burning stove. The luxury kitchen is centred around a substantial island, creating an ideal space for entertaining and informal dining. Extensive cabinetry, Gneiss stone worktops and a walk-in pantry provide excellent storage and practicality. A cloakroom, rear entrance vestibule and additional storerooms complete the ground floor accommodation.

The first floor hosts three impressive principal bedrooms. The main bedroom benefits from an ensuite bathroom, while an adjacent dressing room features bespoke fitted wardrobes, a central island dresser and its own ensuite shower room. Two further generously proportioned double bedrooms are served by a modern ensuite shower room and ensuite bathroom. Also on this floor is a versatile home office, equally suited as a hobby room, studio or gym.

The upper floor offers four further double bedrooms, each of a similar size and all benefiting from their own ensuite shower room or bathroom. This level is ideal for accommodating extended family and guests while integrating seamlessly with the main house.

The current owners have also successfully diversified the property through the creation of the Coach House, a well-established holiday let that provides a valuable additional income stream. Subject to the necessary arrangements, an incoming purchaser may wish to continue this successful venture.

The garden grounds at Balgonie House are a truly special feature, extending to approximately 2.5 acres of private grounds with expansive lawns, mature trees and established planting. The timber pavilion, timber garage & store building and modern double garage provide for all needs.

Accommodation
Ground Floor: Entrance hall, hall, cloakroom, sitting room & dining room. Snug/bar room, family room / dining kitchen & cloakroom.
First Floor: Master bedroom with ensuite bathroom, bedroom 2 with ensuite shower room, bedroom 3 with ensuite shower room, dressing room with ensuite bathroom. Home office / hobby room, linen room & walk in wardrobe room.
Top Floor: Bedroom 4 with ensuite bathroom, bedroom 5 & ensuite shower room, bedroom 6 with ensuite shower room & bedroom 7 with ensuite bathroom.

Garden Grounds
The gardens are a truly special feature of Balgonie House, combining expansive lawns with mature trees and mature planting to create a peaceful and highly private setting. An area of woodland provides a natural wilderness playground for families and children, while also enhancing the sense of privacy and shelter. The grounds extend seamlessly to the neighbouring Ballater Golf Course, with a stunning backdrop of the Cairngorms National Park, offering breathtaking views and a very idyllic landscape.

A charming timber pavilion sits on the edge of the woodland and overlooks the main lawn. Perfectly suited as a private games and entertainment space, or equally as a quiet & cosy space to relax.

Modern detached garage with two single up & over doors. Further detached timber open fronted garage with large storage area, perfect for housing gardening machinery. Greenhouse.

Coach House
A beautifully presented and modern coach house built in 2004, currently operating as a successful and fully licensed holiday let, generating a strong and diverse income stream. Positioned away from the main house to ensure privacy, the coach house has its own parking and garden, along with three bedrooms all with ensuites arranged over two floors and a stylish open plan living and dining area opening onto a private balcony. Offered fully furnished, it provides an excellent opportunity for a purchaser to continue the business swiftly, whilst also lending itself perfectly to use as comfortable accommodation for visiting guests, extended family or as multi-generational living.

Accommodation
Ground Floor: Bedroom 1 with ensuite shower room, bedroom 2 with ensuite shower room & bedroom 3 with ensuite shower room. Utility room & store.
First Floor: Open plan sitting room, dining room and kitchen.
Heating is provided by an LPG-fired boiler and the Coach House is double glazed. Coach House is EPC Band D.

Additional Opportunities
The opportunity may present itself to convert the top floor of Balgonie House into two self-contained apartments, with a separate entrance from the main house. This thoughtful option would provide flexible, private accommodation for family members or visiting guests, enhancing the versatility of the property. While the house already stands as an exceptional family home, this potential development offers an attractive opportunity for diversification. Planning is currently underway and has been advised as being close to approval.

General Remarks and Information
Tenure Freehold
Local Authority Aberdeenshire
Council Tax Band H
EPC Band E

Services
Mains electricity, drainage and water are connected | Oil fired central heating

Situation
The village of Ballater is in Royal Deeside in the heart of the Cairngorms National Park. Encircled by beautiful mountains, valleys and woodlands, this historic village remains one of the area’s most popular visitor spots particularly for families and outdoor enthusiast.
Lying within the Cairngorms National Park and close to Balmoral Castle, the area boasts many tourist attractions and opportunities for walking, ski-ing and all types of outdoor pursuits. The Ski Resorts of Glenshee and the Lecht and the local Golf Courses at Ballater and Braemar are all within easy reach. There are a pre-school nursery and a primary school in Ballater, and secondary education provided at the academy in Aboyne. On the A93 North Deeside Road, there is good, regular transport by bus to Aboyne and Aberdeen City. Both Braemar and Ballater provide a good range of local amenities, including a medical centre, shops, restaurants, hotels, a bank and post office together with lively local communities with many interests. The world-renowned luxury hotel, The Fife Arms in Braemar, opened in 2019 drawing many visitors from around the world.

Aberdeen is some 40 miles, and provides all the leisure, recreational and entertainment facilities expected from a busy major city. Aberdeen International Airport, located only 60 minutes’ drive away, has regular domestic flights within the UK, particularly to London Heathrow. There are also daily flights out with the UK to many international locations including Schiphol Airport in the Netherlands, connecting you onwards around the world.

EPC Rating = E