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Bonar Bridge about 1.5 miles  Dornoch about 14 miles  Inverness about 42 miles  

Offers over £485,000

Overview

About 7.35 acres (2.98 ha) 

An impressive contemporary lodge with outstanding views 

• Accommodation over two floors comprises: Hall, Study, Office, Sitting Room, Dining Room, Kitchen, Family Room, Utility Room, WC, Master Bedroom, 4 further Bedrooms, 3 Bathrooms (2 en suite), Dressing Room.

- Spacious family accommodation in immaculate condition

- Architect designed to maximise location

- Extensive grounds including  paddocks and stable block

- Building plot with separate private location

General

Clamhan Lodge is an impressive detached family home set in a wonderfully elevated position with outstanding views over the Kyle of Sutherland. The property was architect designed 12 years ago along the concept of a traditional highland lodge and affords spacious accommodation with the benefit of superior construction, central heating and double glazing. The property has been designed to focus on the outstanding views, which are evident from the hallway, main reception rooms, galleried landing and bedroom suites. The grounds of Clamhan Lodge are generous and consist of a number of grass paddocks, amenity woodland and manicured lawns. To the north of the property, planning consent is imminent for a detached family home which could provide useful accommodation for staff or income as a holiday let.

The local village of Bonar Bridge lies 1.5 miles to the east and is an important local centre with a number of shops, hotels, post office and primary school.  More extensive services including secondary schooling is available in both the Royal Burghs of Tain & Dornoch, only 14 miles to the east. The hamlet of Invershin, which is a short drive to the west, has a small hotel and a request stop railway station serviced by daily commuter trains to Inverness.

The local area is one of stunning beauty and provides easy access to a wide variety of country pursuits including hill walking, golf, horse riding and cycling.  The area is also well known for fishing, shooting and stalking all of which are available on nearby estates.  The Kyle of Sutherland is the common estuary to the Carron, Oykel, Cassley and Shin and these rivers provide a wealth of salmon angling opportunities amongst some of the most stunningly scenic backdrops in the Highlands and have an annual salmon catch of between 3,500 and 4,000 fish. Salmon & Sea Trout fishings are easily accessible to residents on the tidal waters of the Kyle of Sutherland.

Inverness, the Capital of the Highlands, lies within an hour's drive and is the economic and cultural centre for the north of Scotland.  It is recognised as one of the fastest growing cities in Europe and is world-renowned for its traditional culture and warmth of hospitality.  The City offers an excellent range of services and facilities including Eden Court Theatre, High Street retail chains, further education and an abundance of top quality restaurants.  Communication links are excellent to all areas of the Highlands and the Airport and Railway offer easy access to the south and Europe.

DESCRIPTION

Accessed by a private driveway leading to gravelled parking area to the rear of the house.  Caithness slate steps lead to a solid wooden door opening to:

Accommodation

Entrance Vestibule

1.8m x 1.2m

With side window and fitted coat hooks, front door opening to:

Reception Hall

5.6m x 4.9m max

Spacious reception hall with partial wood panelling to walls, wall lights,  door to patio and main garden, smoke alarm and doors leading to:

Office

4.9m x 3m

With fitted shelving, telephone point.

Dining Room

3.9m x 3.2m

With door to:

Study

4m x 2.2m

With fitted shelving and built-in work unit, telephone point, views over garden.

 

Sitting Room

5.5m x 5.3m

Bright triple aspect room with views over Kyle of Sutherland and main garden, TV point, telephone point, fitted book shelf, open fire with polished Caithness slate hearth and wooden mantel surround.

Storage Cupboard

3.1m x 1m

Understair cupboard with fitted shelving.

 

Kitchen

5.5m x 3.3m

A bright triple aspect room with attractive Spanish quarry tiled floor, fitted oak wall and floor units with worktop, sink with drainer unit, integrated electric double oven with extractor fan, fitted shelving, telephone point.  Door to family room.

Returning to the front hall, a separate door leads to a back hallway with doors to the family room and:

Cloakroom

1.9m x 1.2m

With wash hand basin with tiled splashback, WC, extractor fan.

Family Room

4m x 3.1m

With fitted shelving, TV point, views over paddocks.  Door to second back hallway with fitted coat hooks and door to:

Utility Room

3m x 2.1m

With fitted wall and floor units, stainless steel sink with drainer unit, plumbing for washing machine and tumble dryer, electric fuse box.

Returning to the front hallway, an impressive wooden staircase with partially panelled walls leads to a galleried landing with further doors to:

 

Master Bedroom

5.4m x 4.9m

Triple aspect room with wonderful views over main garden and across the Kyle of Sutherland to the mountains beyond, TV point, telephone point, shelved press cupboards, fitted recessed shelving, linen cupboard, door to dressing room and further door to:

En Suite Bathroom

2.6m x 2.5m

With bath with tiled surround, walk-in shower cubicle, WC, wash hand basin with tiled splashback, extractor fan.

Dressing Room

4.3m x 2.1m

With large fitted wardrobes with fitted shelving.

 

Bedroom 2

3.3m x 5.5m

Spacious triple aspect  bedroom with wonderful views to the south and east, TV point, fitted double wardrobes, door to:

En Suite Bathroom

2m x 2m

With carpet, bath with tiled surround, wash hand basin with tiled splashback, WC, fitted mirror, extractor fan.

Bedroom 3

3.1m x 2.9m

Bedroom 4

4.9m x 2.9m

Returning to the first floor landing, a back passageway with shelved cupboard leads to:

Bedroom 5

4m x 3.5m

With fitted double wardrobe, views over paddocks.

Family Bathroom

3m x 2.1m

With bath with tiled surround, WC, wash hand basin with tiled splashback, extractor fan.

Returning to the back hallway, a further door leads to the garage.

OUTBUILDINGS

Integrated Garage

6.7m x 4.1m

With concrete floor, electricity, lighting, oil fired Camray Quartet boiler, work bench, fitted shelving.

 

Stable Block

High quality stable block constructed by Oakley Stables with 2 generous size loose boxes and adjacent hay barn/loose box.

The loose boxes dimensions are 3.6m x 3.6m and the hay barn is 7.2m x 3.6m.

Within one of the paddocks there is a separate field shelter of timber construction with a felt roof.

 

GARDENS AND GROUNDS 

The grounds extend to approximately 7.35 acres comprising 4 interconnecting paddocks lying to the east and north of the main house, additional amenity land, a small planted area and extensive garden grounds.

The garden grounds are laid predominantly to lawn with 2 small patio areas lying to the east and south.  Adjacent to the house there are a number of attractive shrubs and bushes whilst the perimeter is planted with an attractive beech hedge.   The garden features a variety of attractive trees, shrubs and bushes including rare rhododendrons, copper beech, eucalyptus, Scots pine, larch, holly, flowering currant, fruit trees, blackcurrant bushes and a former herb/vegetable plot.

Building Plot

Outline Planning Consent has been submitted to the Highland Council Planning Department for the construction of a 1½ storey house to the northern edge of the subjects.  The Planning Officer has indicated that there is a presumption to grant consent and the application is being viewed favourably.  This property would sit in an elevated position and enjoy unrestricted views to the south whilst not overlooking Clamhan Lodge or detracting from its privacy.  This property would make ideal alternative guest/family or holiday accommodation. 

Services to the proposed house would be mains electricity, private water by bore hole, private drainage by septic tank.                            

Additional Information

SERVICES

Clamhan Lodge is served by:

Water  Mains

Electricity Mains 

Heating  Oil fired central heating

Drainage Private septic tank

Clamhan Lodge is double glazed throughout.

COUNCIL TAX 

Clamhan Lodge falls under Council Tax Band G.

DIRECTIONS 

From Bonar Bridge take the A836 towards Lairg  and continue for approximately 1.75 miles. Turn right on the tarmac drive immediately before line of mature sycamore and lime trees (on right) and proceed up the hill on the private access track for approximately ¼  mile to Clamhan Lodge.

MOVEABLES 

All carpets and fitted appliances are included in the sale.

VIEWING   

Viewing is by prior appointment only through the selling agents – CKD Galbraith.  The person who may accompany you however, may not be an employee of CKD Galbraith.

Selling Agents / Local CKD Galbraith Office

IMPORTANT NOTES

1 These particulars are intended to give a fair and overall description of the property. If any points are relevant to your interest, please ask for further information prior to viewing. Prospective purchasers are advised to seek their own professional advice.

2 Areas, measurements and distances are given as a guide. Photographs depict only certain parts of the property. Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of the services and appliances.

3 These particulars shall not be binding on our clients whether acted on or otherwise, unless the same is incorporated within a written document, signed by our clients or on their behalf, satisfying the requirements of Section 3 of The Requirements of Writing (Scotland) Act 1995.

4 CLOSING DATE

A closing date may be fixed. Prospective purchasers who have notified their interest through lawyers to CKD Galbraith, in writing, will be advised of a closing date, unless the property has been sold previously.

The Seller will not be obliged to accept the highest, or indeed any offer and has the right to accept an offer at any time or withdraw the property from the market. The Seller will not be liable for any costs incurred by interested parties.

5 OFFERS

Formal offers in the acceptable Scottish form should be submitted, thought a Scottish Lawyer, to CKD Galbraith, Reay House, 17 Old Edinburgh Road, Inverness, IV2 3HF.

6 Third Party Rights and Servitudes

The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof.