2 Hayhillock Cottage, Ellon, Aberdeenshire, AB41 8DH

This delightful property is located just 3.5 miles from Ellon, which provides a wide range of facilities and services including shops, supermarkets, restaurants and both primary and secondary education.

Those living nearby are spoiled for choice in terms of activities. Ellon Community Campus has a 25m pool and a trainer pool and the town boasts its own 18-hole golf course with other courses in nearby Newburgh and Cruden Bay. For walkers there is the Formartine and Buchan Way which is entirely off road and extends to 53 miles in total. From Ellon you can walk to Dyce or Peterhead and onward to Fraserburgh.

Set in the heart of Ellon is the breath-taking Ellon Castle Gardens who are always looking for volunteers to help restore the gardens to their former glory.

Haddo Country Park is approx. 9 miles in distance and you can enjoy scenic and peaceful walks in the extensive grounds or a tour of the grand stately home, Haddo House.

Forvie Nature Reserve found north of Newburgh has something for everyone with sand dunes, seals and birdlife. The nearby beaches are definitely worth a visit.

The city of Aberdeen is approximately 20 miles away providing theatres, two universities and excellent shopping facilities. Aberdeen has a mainline railway station and Aberdeen International Airport is located just north of the city roughly 30 mins from Hayhillock. Commuting times are excellent to Bridge of Don, Aberdeen City centre or Dyce with the A90 trunk road/Aberdeen Western Peripheral Route within close proximity at just under 3 miles away.

That being said, 2 Hayhillock Cottage, whilst very well connected, still offers a peaceful retreat and that rural living feeling you have always dreamt of.

Cottage
Enjoying panoramic views the accommodation in this delightful cottage comprises of versatile open plan lounge and dining kitchen complete with 7kw wood-burning stove, modern shower room, two double bedrooms and utility room. The main rooms are south-facing allowing sunlight to flow through giving the property that bright and airy feel.

Rooms and approximate sizes are as follows:
Family Room: 20' x 10'11 (6.10m x 3.34m)
Utility Room: 8'8 x 4'5 (2.63m x 1.34m)
Shower Room: 6'9 x 5'9 (2.07m x 1.75m)
Bedroom 01: 12'8 x 9'3 (3.85m x 2.83m)
Bedroom 02: 11'6 x 10'1 (3.51m x 3.08m)

Approximate gross internal floor area of 646 sq feet / 60 sq metres or thereby.

Surrounding the cottage is plentiful garden grounds and hardstanding driveways, providing great scope to extend the dwelling to provide additional living areas and bedroom accommodation, subject to obtaining the necessary planning consents.

With its attractive country setting, charming character and scope for increasing its overall footprint, 2 Hayhillock Cottage has huge potential to create a distinctive and comfortable rural retreat within extensive and fertile grounds ready to create that dream smallholding.

Property Details
Home Report: The Home Report is available to view and download on our website.
EPC: Band E
Council Tax: Band C
Windows & Doors: Double Glazed - uPVC
Heating: Oil-fired combi-boiler to wet radiators - 1,200 litre bunded oil storage tank. Wood-burning stove. No hot water storage tank.
Included in Sale: Floor coverings, light fittings, any integrated appliances, curtain poles/tracks, any fixed window blinds, garden shed.

Land
The IACS registered land extends to 13.22 hectares (32.67 acres) or thereby, is ring-fenced and currently provides 6no parcels. This is an appealing proposition for those seeking a country lifestyle, smallholding or blank canvas to create that dream equestrian property, combining a characterful cottage with a substantial acreage of land and the potential to create a bespoke rural home.

Included is approximately 32 acres of paddocks along with about 0.77 acre of appealing open woodland and amenity grounds - well suited for housing beehives, keeping poultry or to maintain and nurture as extended garden grounds to the dwellinghouse.

The arable land is classified as being Grade 3(1) by the James Hutton Institute and has a south-westerly aspect. Piped field waterings are in place. North and West boundaries re-fenced in recent years.

The land has been utilised for the grazing of cattle and production of hay and silage during the vendors' ownership, but is also capable of producing good-yielding arable crops.

Whilst suitable for ongoing grazing, the land at Hayhillock would be the ideal size for an equestrian set-up, with ample scope for the creation of smaller rotation grazing paddocks, circulation tracks and exercising areas / manège.

Basic Payment Scheme
BPS Entitlements available by separate negotiation. It is understood that there are 8.08 units of Region 1 entitlements available. Payments relating to the 2026 scheme year to be retained by the vendors. Non-LFASS.

Viewing
Strictly by appointment only. Contact Aberdeen & Northern Estates

Directions
From Ellon take the A948 for approximately 1.6 miles and turn left (sign-posted Hayhillock); continue for 0.5 miles and turn left, follow the road for 0.4 miles and turn right onto the track for 2 Hayhillock Cottage.

Services:
Private drainage to septic tank, private water & mains electricity.

Local Authority:
Aberdeenshire Council, Woodhill House, Westburn Road, Aberdeen, AB16 5GB.

EPC:
Band E (52)

Council Tax:
Band C

Entry:
By arrangement

BPS Entitlements:
Available by separate negotiation.

Mineral Rights & Sporting Rights:
Included in the sale, insofar as they are owned.

Note:
Prospective purchasers should note that unless their interest in the property is formally intimated to the selling agents following inspection, the agents cannot guarantee that notice of a closing date for offers will be advised and consequently the property may be sold without notice.

Anti Money Laundering Compliance:
In accordance with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017, we are required to carry out checks and due diligence on property purchasers. If an offer has been accepted, the purchaser(s) will need to provide proof of identity, residence and proof of funds, as a minimum, prior to any transaction proceeding.

Offers:
Formal offers, in the acceptable Scottish form should be submitted, along with the relevant anti-money laundering paperwork in accordance with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017, through a Scottish Solicitor, to the Selling Agent.

Servitude Rights, Burdens and Wayleaves:
The property is sold subject to and with the benefit of all servitude rights, including rights of access and rights of way, whether public or private. The buyer(s) will be held to have satisfied himself/themselves as to the nature of all such servitude rights and others.

Title:
The buyer(s) shall be bound to accept the title as it presently stands in the name of the seller(s) and the conveyance in favour of the buyer(s) shall be subject to all the exceptions, reservations, burdens and conditions presently contained in the title deeds. There shall be excepted from warrandice in the conveyance in favour of the buyer(s) any leases, tenancies, tenants' rights, missives, agreements, rights of possession, rights of way, access rights, and sewerage and drainage facilities, and all other servitudes and other rights without prejudice to the right of the buyer(s) to quarrel or impugn the same on any ground not inferring warrandice against the seller(s).