Key details

Address
Polfalden House, Gollanfield, Inverness, IV2 7QT
Features
Unique Business Opportunity • Ground extending to 1.25 acres • Detached 4 bedroom home • Detached Steading (presently run as Kennels and Cattery) • 2 bedroom Granary apartment (presently run as a holiday let) • 1 bedroom chalet • Rural setting with stunning views • Ample garden ground and paddock • Parking for several cars • Great location for exploring the Highlands
Status
Under offer
Entry
By mutual agreement
Closing date
12:00am Tuesday 5th April

  • receptions 3 Reception Rooms
  • bedrooms 4 Bedrooms
  • bathrooms 2 Bathrooms

Overview

Unique opportunity to purchase an amazing versatile property situated in ground extending to approximately 1.25 acres or thereby comprising a traditional stone-built four bedroom detached home, detached steading (presently run as kennels and cattery), two bedroom Granary apartment (presently run as a holiday let) and a one bedroom chalet in a rural setting with stunning views over the open countryside and the Moray Firth beyond.

Rooms

Vestibule

2m x 2m (6'6" x 6'6")

Triple aspect with views over the garden and open countryside beyond. Laminate flooring.

Hallway

Door to bathroom and staircase to first floor. Storage cupboard housing electrics. Carpet.

Lounge

4.5m x 4m (14'9" x 13'1")

Window to front. Wooden mantle, cast iron fireplace with open fire and Caithness stone hearth. Alcove with shelves. T.V. point. Wooden flooring.

Bathroom

2.3m x 1.7m (7'6" x 5'6")

Peach WC and pedestal wash hand basin with tiling. Mirror. Bath with mains shower, shower screen and wet wall. Heated towel rail. Extractor. Spotlights. Vinyl flooring.

Dining room

4.6m x 3.8m (15'1" x 12'5")

Window to front. Alcove with shelves and cupboard below. Smoke alarm. Wooden flooring.

Kitchen/breakfast room

4.5m x 3.8m (14'9" x 12'5")

Window to front. Feature tongue and groove panelling to half height. Wall and base units with worktop and tiling. 1 ½ bowl stainless steel sink with right hand drainer. Integrated Samsung ceramic hob, electric oven and extractor. Fridge/freezer. Spotlights. Strip light. Tiled flooring.

Bedroom 1

3m x 2.8m (9'10" x 9'2")

Widows to side. T.V. point. Carpet.

Wet room

2.44m x 3.93m (8'0" x 12'10")

Window to front. White WC and wash hand basin sent in vanity unit with storage cupboards below. Mains shower with wet wall. Storage cupboard. Spotlights. Extractor. Slip resistant flooring.

Utility room

3.24m x 1.73m (10'7" x 5'8")

Window to rear. Wall and base units with worktop and tiling. Mirror. Plumbed for washing machine. Tiled flooring.

Rear hallway

Entrance to utility room and door to office. Double storage cupboard. Tiled flooring.

Office

3.5m x 2.4m (11'5" x 7'10")

Window to front and rear. Carpet.

First floor landing

3.23m x 2.27m (10'7" x 7'5")

Doors to three bedrooms. Skylight window. Hatch to roof space. Smoke alarm. Carpet.

Bedroom 2

2.8m x 2.4m (9'2" x 7'10")

Window to side. Olive WC and pedestal wash hand basin Shower cubicle with Triton Enrich electric shower and tiling. Mirrored wall cabinet. T.V. point. Vinyl flooring.

Bedroom 3

3.40m x 4.38m (at widest point) (11'1" x 14'4" (at widest point))

Window to front. Wall cupboard. Carpet

Bedroom 4

1.94m x 3.23m (6'4" x 10'7")

Skylight window to rear. Carpet.

Granary Apartment

First floor hallway

Velux to side. Doors to two bedrooms and open plan area. Three storage cupboards. Utility cupboard housing the washing machine. Spotlights. Carpet.

Open plan lounge/dining/kitchen area

Lounge/dining area

6.4m x 4.8m (at widest point) (20'11" x 15'8" (at widest point))

Double aspect to side and rear with views over the open countryside and Moray Firth and the Black Isle beyond. Feature wooden beams. Laminate flooring.

Kitchen area

2.9m x 2.2m (9'6" x 7'2")

Wall and base units with work top and tiling. Integrated ceramic hob, electric oven and extractor. Fridge. Spotlights. Laminate flooring.

En-suite shower room

2.5m x 0.9m (8'2" x 2'11")

Window to side. Olive WC and pedestal wash hand basin Shower cubicle with Triton Enrich electric shower and tiling. Mirrored wall cabinet. Vinyl flooring.

Outbuildings

The outbuildings comprise the following:

Steading

Traditional stone and slate steading currently operated as kennels and a cattery comprising:-

Reception area 5m x 4.6m
Vestibule
WC 1.8m x 1.3m
Grooming parlour 5m x 3.8m
Kennels 17m x 4.4m - 20 individual kennels with exercise runs to the rear
Kitchen 5.4m x 4.2m
Cattery 6.1m x 4.98m - 12 fitted cat chalets with exercise area

Chalet

The chalet is to the east of the steading and has been used as staff accommodation. It comprises:-

Sitting room 3.9m x 2.8m
Bedroom 2.8m x 2.6m
Kitchen 2.8m x 1.8m
Shower room 2.8m x 1.2m

Garden sheds and storage shed

Garden ground

The property is accessed from the A96 by a private access road.

Polfalden House has garden ground to the front which is mainly laid to lawn with shrubs and trees. There is a paddock to the front of the property.

The Granary apartment has an enclosed garden to the front which is mainly laid to lawn with shrubs and trees. Garden shed.

There is ample parking to the side are rear of the property for several cars.

Extras

All fitted carpets and blinds are included in the sale price.

Heating and glazing

Polfalden House - Oil fired central heating and single glazing
Granary Apartment - Electric heating

Services

Mains electricity and water. Drainage to a septic tank

Council Tax

Polfalden House - Band E
Granary apartment - Band A

NOTE:

Interested parties should note that there is a pre-emption right over the property.

Property location

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Important Information for Prospective Purchasers

This schedule is intended only to help you decide whether to view the property. We always recommend you view the property personally.

The information is believed to be correct, but it is not warranted and is not to form part of any contract of sale. All dates, distances, areas and room sizes noted are approximate and for use as a general guide only. Prospective purchasers should satisfy themselves as to the working condition or otherwise of any equipment such as central heating or kitchen appliances.

This schedule should not be taken as a comment on the condition of the property. This is a matter for your surveyor and we recommend that once you have found a property you are interested in, you obtain a survey report. We can provide details of surveyors if required.

Interested parties are advised to note their interest through their solicitor as soon as possible so that they can be informed if a closing date is fixed. Noting interest does not place any obligation on the seller to set a closing date or to give any noted interests the opportunity to offer. Whilst every effort will be made to advise noted interests of any closing date set, this cannot be guaranteed.

No responsibility will be accepted for expenses incurred by parties who have noted interest but do not get an opportunity to offer, or for any expenses incurred traveling to properties which have been sold or withdrawn.

A highly professional yet friendly, personal service ensured the sale of our house was stress free from start to finish. I would definitely recommend Harper Macleod for their local knowledge and great value for money.
HM Client
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Polfalden House, Gollanfield, Inverness, IV2 7QT