BEN TARVIE, BALNAPOLAIG, DORNOCH, SUTHERLAND, IV25 3HY <br /> <br />LOUNGE, DINING ROOM, CONSERVATORY, KITCHEN, UTILITY ROOM, BATHROOM, CLOAKROOM, THREE BEDROOMS (MASTER WITH EN-SUITE SHOWER ROOM), GARAGE WITH WORKSHOP. SUBSTANTIAL GARDEN. <br /> <br />ANNEX: LOUNGE, KITCHEN, BEDROOM WITH EN-SUITE SHOWER ROOM <br /> <br />GENERAL DESCRIPTION <br />The subjects comprise a detached bungalow built circa 1992 with attached 1 ½ storey annex built circa 1998 and extended garden ground to the east with two single garages and attached outbuildings. The property is located in the rural countryside approx. 1.5 miles from the Royal Burgh of Dornoch where most facilities are available and enjoys open views across farmland towards the Dornoch Firth. Ben Tarvie enjoys generously proportioned accommodation throughout with access onto the south facing veranda from all three bedrooms. This spacious and bright property would be an ideal home for the discerning purchaser looking for quiet and tranquil living but only a short drive from the centre of Dornoch. The property benefits from oil fired central heating with the addition of an open fire in the lounge and full double glazing throughout. Only by viewing can this property and its excellent location be truly appreciated. <br /> <br />LOCATION <br />Balnapolaig is approximately 1.5 miles from the Centre of the Royal Burgh of Dornoch in East Sutherland, famous for its Cathedral and Championship Golf Course. Dornoch offers a wide range of local facilities including shops, Primary and Secondary Schools, Hotels, Restaurants, GP and Dental Surgeries. Sports facilities include, in addition to the Championship Golf Course, a second 18 hole course plus squash, tennis, bowls and football. Inverness, capital of the Highlands, is a one hour`s drive away and offers a comprehensive range of services including main line Train Station, General Hospital and International Airport. <br /> <br />DIRECTIONS <br />Going towards the centre of Dornoch, turn left at the War Memorial onto Poles Road. Drive past the entrance to Balnapolaig Steading / The Pillars and take the next junction on the left. Drive past the B&B on the left hand side and Ben Tarvie is the house straight ahead. <br /> <br />ACCOMMODATION <br />Entrance is through a solid door with side window which leads into: <br /> <br />VESTIBULE: 2.21m 1.70m (7`3" x 5`7") <br />Rear facing window. Wall light. Fitted wall shelf. Double power point. Wood flooring. Half glazed door leads into dining room. <br /> <br />DINING ROOM: 8.23m x 4.91m (26`10" x 16`) at the widest point <br />This extremely spacious and bright room allows access to the conservatory, kitchen, lounge, cloakroom and inner hall. Double doors lead into a storage cupboard with hanging rail and shelving. Front facing windows enjoying panoramic views across countryside to the hills beyond. Wood flooring. Recessed ceiling lights. Two radiators. Fitted wall shelving. Telephone point. <br /> <br />KITCHEN: 4.75m x 3.68m (15`5" x 12`1") <br />Comprising a number of wall and base units incorporating a 1.5 stainless steel sink and drainer with mixer tap. Tiled splash-back. Aga range cooker. Integrated fridge freezer. Breakfast bar. Rear facing window fitted with roller blind. Vinyl flooring. Telephone point. Radiator. Extractor fan. Recessed ceiling lights. Patio door leads out to the front of the property. Door through to utility room <br /> <br />UTILITY ROOM: 4.56m x 2.10m (14`8" x 6`10") <br />Front facing window with roller blind. Single sink and drainer with mixer tap. Central heating boiler. Ceiling mounted pulley. Fitted coat hooks. Door into shelved storage cupboard with light. Radiator. Vinyl flooring. External door leads out to the side of the property. <br /> <br />CONSERVATORY: 4.36m x 2.80m (14`4" x 9`2") <br />This charming room with its glass roof and double glazed windows provides a gorgeous, warm sitting room to while away the day, eat in and even at night to enjoy watching the stars overhead. This room can be accessed from the dining room or lounge. Vinyl flooring. Telephone point. <br /> <br />LOUNGE: 5.68m x 5.06m (19`11" x 16`7") <br />This nicely proportioned room is accessed via double doors from the dining room or via the conservatory and is well positioned, enjoying its south facing aspect with superb views over surrounding countryside to the Dornoch Firth Coastline. An open decorative marble and timber surround fireplace provides an attractive focal point. Built-in corner cabinet with spotlight above. Recessed ceiling lights. Wall lights. Two radiators. TV and telephone points. Double doors lead through to the hall. <br /> <br />CLOAKROOM: 2.38m x 1.18m (7`9" x 3`10") <br />Comprising WC and built-in vanity wash hand basin with tiled splashback. Radiator. Wall light. Fitted wall shelving. Side facing opaque window fitted with roller blind and curtain. <br /> <br />From the dining room, a door leads through to <br /> <br />INNER HALLWAY: 8.13m x 1.77m (25`7" x 5`10") <br />Access is given to all three bedrooms and bathroom. Extensive storage cupboards. Airing cupboard. Carpet. Side facing window fitted with roller blind. Side facing Velux. Radiator. Wall lights. <br /> <br />BEDROOM 1: 4.07m x 3.91m (13`4" x 12`10") <br />Nicely proportioned room with two fitted wardrobes with double doors. Carpet. Telephone point. Wall lights. Radiator. Door into en-suite bathroom. Double doors lead out to the south facing veranda, enjoying views overlooking the well-designed garden and over towards the Dornoch Firth. <br /> <br />EN-SUITE: 1.99m x 1.86m (6`6" x 6`) <br />Comprising WC, wash hand basin and bath with shower over. Side facing opaque window with curtains. Fitted wall mirror. Tiled splash-back. Radiator. Extractor fan. Wall lights. Heated towel rail. Shaver socket. Vinyl flooring. <br /> <br />BEDROOM 2: 4.19m x 2.67m (13`9" x 8`9") <br />Another nicely proportioned room with door leading out to the south facing veranda taking full advantage of the superb outlook and peaceful location. Built-in double wardrobe. Carpet. Radiator. Wall lights. <br /> <br />BEDROOM 3: 4.20m x 3.19m (13`9" x 10`5") <br />Double doors lead out to the south facing veranda. Two wardrobes with double doors. Carpet. Radiator. Wall lights. <br /> <br />FAMILY BATHROOM: 2.07m x 1.76m (6`9" x 5`9") <br />Comprising WC, wash hand basin and bath with shower over. Tiled splash-back. Side facing opaque window. Carpet. Radiator. Fitted wall shelf. Wall light. Extractor fan. Fitted wall mirror. Towel rail. <br /> <br />GARAGE/WORKSHOP <br />Double doors, power and light. There is a side pedestrian door. Rear facing window. A second garage is provided as part of the annex and has power, light and an electric up and over door as well as pedestrian door. <br /> <br />GARDEN <br />The property is set in substantial garden ground and a driveway leads to the rear of the property providing ample space for parking as well as access to the two garages. The charming garden, which lies to the front, side and rear, has been beautifully landscaped, and is mainly laid to lawn with a variety of flower beds, shrubs, bushes and hedging, providing plenty colour throughout the summer months and is fully enclosed. A South facing, slabbed patio area provides a pleasant setting for outdoor entertaining and enjoying the peaceful, panoramic views. There are two further areas of land, outwith the main garden that are included in the sale. <br /> <br /> <br />ANNEX <br />KITCHEN, LIVING ROOM, BEDROOM WITH EN-SUITE. ATTACHED GARAGE <br /> <br />PORCH: 1.33m x 1.28m (4`10" x 4`2") <br />Tiled flooring. Fitted coat hooks. Wall light. <br /> <br />KITCHEN: 3.42m x 2.23m (11`3" x 7`3") <br />Comprising wall and base units incorporating a built-in electric hob and oven and integrated fridge. Single sink and drainer with mixer tap. Tiled splash-back. Front facing window with roller blind. Door into under-stair storage cupboard housing the central heating boiler. Radiator. Recessed ceiling lights. Door into bedroom with en-suite. <br /> <br />BEDROOM: 4.98m x 4.29m (16`4" x 14`1") <br />Built-in dressing table with wall mirror above. South facing window with views across to the Dornoch Firth. Carpet. Curtains. Wall light. Double wardrobe. Double doors lead out onto the veranda. <br /> <br />EN-SUITE: 2.32m x 2.32m (7`7" x 7`7") <br />Comprising WC, bath with shower over and double wash hand basins set in a work top with cupboard under. Walls are fully tiled. Wall light. Recessed ceiling lights. Mirrored wall cabinet. Shaver socket. Wall mirror. <br /> <br />Carpeted stairs leads up to : <br /> <br />LOUNGE: 9.11m x 3.99m (29`11" x 13`1") <br />Spacious and bright room with three front facing Velux windows and south facing window looking out over countryside towards the Dornoch Firth. Coomb ceiling. Recessed ceiling lights. Three radiators. <br /> <br />INCLUDED <br />Carpets curtains and blinds. Aga cooker. <br /> <br />ADDITIONAL LAND <br />There is an adjacent one acre area of land to the west of the property which is available for sale by separate negotiation. <br /> <br />COUNCIL TAX BAND <br />Band ' F ' <br /> <br />EPC <br />Band " C " - Main house <br />Band " D" - Annex <br /> <br />POST CODE <br />IV24 3DH <br /> <br />SERVICES <br />Mains electricity and water. Drainage is to a shared septic tank with the neighbouring property. <br /> <br />VIEWING <br />Contact the selling agents <br /> <br />ENTRY <br />By Arrangement