45 BLAIRMORE, ROGART, SUTHERLAND, IV28 3XE

LIVING ROOM, KITCHEN/DINER, TWO BEDROOMS, SHOWER ROOM. OUTBUILDINGS.

GENERAL DESCRIPTION
This traditional croft house is located in a peaceful rural location in the crofting area of Blairmore and enjoys breath-taking views over the stunning surrounding countryside from its elevated position. The property enjoys nicely proportioned and bright accommodation throughout and heating is by way of ceramic core electric heaters supplemented by two wood burning stoves. The property is double-glazed throughout. Externally, the property sits in generous garden ground to the front, side and rear and enjoys views across croft land to the hills beyond. A driveway leads up to the side of the property allowing parking for several vehicles. This property would make a perfect and idyllic Highland retreat. There is also a croft tenancy (native broadleaved woodland, non-agricultural) which may be available under separate negotiation. Viewing is highly recommended to appreciate the peaceful location of this property.

Offers over £210,000.00

LOCATION
The property is located in the crofting community of Blairmore, approximately 2.5 miles from the village of Pittentrail.
Rogart has a well-supported Primary School, shop/post office, service garage, hotel and restaurant and a railway station giving direct connections to Inverness and to Thurso and Wick in the North. There is a modern Village Hall, which is well used by local people and organisations. The parish of Rogart is a popular place to live and the Community spirit is strong. Golspie is approximately 11 miles to the north and Dornoch approximately 12 miles to the south both offering a wider range of facilities. Dornoch is a popular holiday destination for families and golfers and is renowned for its world famous Links Course, ranked amongst the top in the world. The Highland Capital of Inverness is approximately 55 miles to the south and provides all the additional facilities of an expanding city, including airport, modern shopping centre, excellent recreational facilities and a wide selection of restaurants and hotels.

ACCOMMODATION
Entrance through half-glazed door into porch.

PORCH: 3.63m x 1.74m
Glazed on three sides, this is a charming and peaceful addition to the property allowing a gorgeous warm setting to while away the day. Walls have been partially lined with wood panelling. Deep display sills. Tiled flooring. Double doors lead through to the hallway.

HALLWAY: 2.93m x 1.94m
Access is given to living room, kitchen/diner and shower room. An attractive pitch pine open staircase leads up to the first floor landing. Carpet tiles. Electric radiator. Wall mounted electric meter.



LIVING ROOM: 4.18m x 3.97m
Nicely proportioned room enjoying front facing window with deep display sill. A feature of this room is wood burning stove, set on a Caithness stone hearth, providing a cosy focal point. Shelved recess. Electric radiator.

KITCHEN/DINER: 3.97m x 3.54m
Generous number of wall and base units incorporating a stainless steel sink and drainer with mixer tap. Work surface. Space for free-standing cooker. Carpet floor tiles. Plumbed for washing machine. Wood burning stove set on a Caithness stone hearth provides an attractive focal point. Front facing window with deep display sill.

SHOWER ROOM: 2.54m x 1.93m
Comprising WC, wash hand basin and shower cubicle, which has been fully lined with wet wall panelling. Ladder style electric towel radiator. Walls have been partially lined with wet wall panelling. Rear facing window with deep display sill. Extractor fan.

Pitch pine staircase leads up to the first floor landing

LANDING: 3.23m x 2.36m
This Fisherman’s landing allows access to two double bedrooms and a large walk-in store cupboard, with shelving and hot water tank. Carpet floor tiles. Front facing Velux window. Part coomb ceiling.

BEDROOM 1: 4.07m x 3.53m
Nicely proportioned and bright bedroom enjoying a double aspect. Part coomb ceiling. Carpet floor tiles. Electric radiator.

BEDROOM 2: 4.07m x 3.74m
Another bright bedroom enjoying a double aspect. Part coomb ceiling. Electric radiator.

GARDEN
The property sits in approximately half an acre of garden ground which lies to the front, side and rear. A driveway leads up to a parking area to the side of the property.

OUTBUILDINGS
Timber shed. Stone barn.

CROFT
Available under separate purchase negotiation – £25,000.00

2.3 hectare non-agricultural croft tenancy plus common grazing shares. The croft area consists of native mature broadleaved woodland planted in 2003 under Farm Woodland Premium Scheme.

COUNCIL TAX BAND
Band ‘ A ’

EPC BAND
" E "

POST CODE
IV28 3XE

SERVICES
Mains water and electricity. Drainage is to a septic tank.

VIEWING
Contact the selling agents

ENTRY
By Arrangement

PRICE
Offers over £210,000.00 in Scottish Legal form are invited. Only parties who note interest formally will be informed of any closing date that may be set.

These Particulars do not constitute an offer or contract and while believed to be accurate are not guaranteed. Offerers by offering will be held to have satisfied themselves as to the extent and condition of the subjects of sale as to which no warranty is given or is implied either from these Particulars or from any advertisement for sale of the subjects or otherwise.

ARTHUR & CARMICHAEL
SOLICITORS & ESTATE AGENTS
CATHEDRAL SQUARE,
DORNOCH, SUTHERLAND
IV25 3SW
TEL. (01862) 810202 FAX (01862) 810166
Email – mail@arthur-carmichael.co.uk