Little Rhynagoup, Dallas, Forres, Moray, IV36

Situation
Little Rhynagoup is a unique and charming property comprising a detached converted traditional steading, a separate stone-built cottage and about 7 acres in total set in a tranquil and very private rural setting. The property is situated in a peaceful yet accessible position about 3 miles from the small village of Dallas. Dallas has a thriving Primary School whilst Forres (8 miles) and Elgin (14 miles) provide a comprehensive range of shops and amenities with the surrounding area offering some excellent hotels, restaurants and historic local attractions. Schooling up to secondary level is available in both Elgin and Forres whilst Gordonstoun Independent School is about 19 miles away in Duffus. Inverness (about 35 miles) has all the facilities of a modern city including its airport (about 28 miles) which offers regular flights to the south and summer flights to many European destinations.

The county of Moray is famous for its mild climate, a beautiful and varied countryside with rich agricultural land, prosperous fishing villages and wide-open beaches. The upland areas to the south are sparsely populated and provide dramatic scenery, some of which forms part of the Cairngorm National Park. This unspoilt landscape provides a wide range of leisure and sporting opportunities including fishing on the world famous Spey and Findhorn rivers, skiing at The Lecht and Cairngorm range, sailing and walking. Located about 13 miles away is one of the ‘jewels’ of the Moray coastline, the historic village of Findhorn with its sheltered bay providing excellent sailing, water sports and highly regarded inns. The Culbin Forest, a short drive away with its marked walks and cycle trails, offers excellent opportunities for wide range of outdoor pursuits.

Description
Little Rhynagoup is an attractive, detached converted steading with a separate traditional cottage, sitting in extensive and beautifully maintained grounds. The principal dwelling at Little Rhynagoup was created by the previous owner by converting an attractive stone and slate built steading. Having owned the property since 2009, the current owners have invested significant capital, time and effort to create what is now an exemplary property with enormous flexibility and character. The house provides spacious accommodation over two storeys whilst also offering scope for extension (subject to obtaining all necessary consents). From a gravelled path, the house is entered through a bright and airy vestibule with exposed stone walls. From the vestibule, doors lead to a W.C / cloak room and to a spacious and bright dining kitchen with a range of integral appliances, a central island with an oak worktop and a wood burning stove that feeds into the central heating/domestic hot water. Two French doors offer easy access to the garden and a timber decked seating area. From the kitchen, a short passage leads to the impressive and characterful sitting room. The room has a full height ceiling with wood panelled walls and a stone feature fireplace with a wood burning stove, bi-fold doors to the deck and garden and a staircase which leads to the first floor where there is a shower room and a dual aspect double bedroom with built in storage. Back in the kitchen, steps lead to a rear hall off which is a well-equipped pantry/utility room with a sink, further wall and floor units and space for white goods. The rear hall also leads to a good-sized study / dressing room and on to a second double bedroom which has a large window overlooking the garden and pond. There is an exceptional ‘en suite’ bathroom with a bespoke free-standing Iroko wooden bath, separate shower, toilet and bidet. Both, bedroom and bathroom have electrically operated Velux windows. If desired and subject to planning etc. there is scope to extend the house from the study outwards into the garden adding additional bedrooms if required. The house is heated using a combination of solar thermal panels, a 17kW wood burning stove and an oil boiler located in an adjoining plant room which combine using modern technology to heat a 900l thermal store.Positioned immediately adjacent to the main house is a charming detached cottage. Constructed originally as a farmhouse, it is built from stone under a slate roof with NorDan double glazed windows and has its own separate heating supply. It is located in such proximity to the house that it could easily be used as additional accommodation such as a granny annexe, or it could be let on a longer term or short term basis (subject to licence). As a very delightful property in it’s own right, the cottage includes a hallway with built in storage which in turn leads to an impressive open plan kitchen / dining / living room. This dual aspect room has a wood burning stove, kitchenette and French doors to a garden to the rear. A mezzanine platform overlooks this room. The cottage also includes a wet room/shower, a separate W.C. and a good sized double bedroom. The cottage is heated using electric under floor heating and far-infra red panels.

Accommodation
Ground Floor: Vestibule. W.C. Dining Kitchen. Sitting Room. Utility Room. Office/Dressing Room. Bedroom. En Suite Bathroom.

First Floor: Bedroom. Shower Room.
Cottage: Hall. Kitchen/Dining/Sitting Room. Bedroom. Shower Room. W.C.

Garden and Grounds
Outside, extensive grounds surround the house and cottage and extend to about 7 acres. The grounds include beautifully maintained garden with areas of lawn, a charming pond fed by rainwater with a water feature and flanked by colourful shrubbery, a great variety of mature trees, a BBQ area, potting shed and a polytunnel which has raised beds, an apricot tree and an irrigation system. Accessed using various paths, the garden also includes two outdoor raised vegetable beds along with several fruit trees and shrubs including plum, apple and raspberry. Ample parking space for several vehicles is provided on a gravelled driveway whilst there is also a large timber-built garage and workshop which also has loft storage and a useful cold store.

A grazing paddock extending to about four acres will appeal to those with equestrian or smallholder interests. The paddock is fenced and is interspersed with various mature trees which not only offer wonderful visual amenity but also stock shelter.

Services
Mains electricity | Private water | Private drainage to septic tank
House - Oil fired central heating | Cottage – Electric heating and multi fuel stove Broadband - Mobile | Mobile Signal - Yes

EPC Rating = C