Woodend Cottage, Girnoc, BALLATER, AB35 5SS

Listing Reference: 34402725

A beautifully presented and characterful detached cottage situated in a peaceful woodland setting in the highly sought-after area of Crathie, near Ballater. This attractive property combines traditional charm with modern finishes, offering spacious and flexible accommodation ideal for families.

Accommodation Comprises:
• Bright and welcoming entrance
• Spacious living accommodation with period features
• Modern fitted kitchen with ample wall and base units, wood-effect worktops, integrated oven and hob, and stylish tiled splashbacks
• Three well-proportioned double bedrooms
• Additional small room suitable as a nursery, toddler bedroom or home office/study
• Contemporary family bathroom featuring a freestanding roll-top bath, feature fireplace and quality fittings

Key Features:
• Attractive traditional stone and harled exterior
• Recently upgraded kitchen and bathroom
• Neutral décor throughout
• Oil central heating
• Excellent natural light

Deposit: £1200
EPC Rating: E
Council Tax: E

Outside
The property is set within generous garden grounds surrounded by mature trees, providing a private and tranquil environment. There is ample outdoor space ideal for families, entertaining, or enjoying the scenic surroundings.
Tenancy

Landlord Registration: 1566295/110/29032
Scottish Letting Agent Registration: LARN1902057

Tenancy After viewing interested parties should confirm their interest in the property with Savills. The landlord's preferred applicant will be reference checked through a tenancy referencing company.

1. The tenancy shall be a Private Residential Tenancy
2. The rent shall be payable monthly in advance by bank standing order.
3. A deposit of one month's rent will be payable in advance.
4. The tenant shall be responsible for the payment of the Council Tax or other rates levied by the Local Authority.
6. The property is to be occupied as a private dwelling and is not to be sub-let or used as a business premises or used for a business.
7. The garden maintenance is the responsibility of the tenant.
8. The tenant will be responsible for the costs of all utilities.
9. The landlord will insure the property against all fire but such insurance will not cover any contents or effects which the tenant may place in the subjects, the insurance of which will be the tenant's responsibility.
10. The tenant will be required to maintain the internal decoration to the same standard as at entry.
11. An inventory will be taken prior to entry.

Services
Oil boiler, private water supply and sewage.
Viewing
Viewing will only be arranged upon completion of a prospective tenant questionnaire.

Directions
The property is situated in a rural location and is therefore best approached using the what3words location reference ///offstage.crystals.lush, which identifies the exact position.

For ease of access, viewers are advised to enter ///offstage.crystals.lush into the what3words website ( and select Navigate. This will link directly to your preferred mapping application and provide accurate directions to the correct approach point.

Please note that the property may not be easily located using postcode or satellite navigation alone, and this method is strongly recommended, particularly when travelling in the area for the first time.
Local Information

Crathie is a charming village located in Aberdeenshire, Scotland. It lies on the north bank of the River Dee, about 7 miles (11 kilometres) west of Ballater and 1 mile (1.6 kilometres) east of Balmoral Castle which is well known for its royal connections. Crathie is nestled within the beautiful Cairngorms National Park and is known for its stunning Scottish scenery.

Ballater the principal town offers an excellent range of amenities including shops, banking, post office, filling station and hotels. The village boasts a variety of speciality shops, cozy B&B’s, and charming cafes and restaurants. Leisure pursuits are well catered for with popular walking and hiking trails, golfing, fishing and cycling. There are ski slopes at Glenshee Ski Centre, which is one of Scotland’s largest and most popular ski resorts. Located about 30 miles (48 kilometres) west of Ballater in the Cairngorms National Park, Glenshee offers a variety of slopes suitable for all skill levels

Schooling is provided at Crathie Primary and Aboyne Academy and school transport is provided.