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Tain about 12 miles. Inverness about 24 miles.

Offers over £260,000

Overview

A south facing traditional Ross-shire farmhouse with commercial potential.

About 1.1 acres (0.44 ha).

* The accommodation over two floors comprises:

Ground floor: Hall. Sitting Room. Dining Room. Office. Family Kitchen. Boiler Room. Cloakroom

First floor: Master Bedroom with en suite Shower Room and WC. 4 further Bedrooms, one with en suite Shower Room. Games Room. 2 Bathrooms.

* Spacious, modernised interior.

* Easily maintained grounds.

General

The land surrounding the house originally formed part of Inverbreakie Farm, but its location, close to the deep water port of Invergordon and easy access to road and rail communications, made it an ideal location for local industry and today the land forms part of the highly successful and productive Cromarty Firth Industrial Park. Located on the fringes of the Park, Inverbreakie House sits in generous grounds of just over one acre, its spacious and well-laid out accommodation providing a comfortable family home whilst also offering the ideal opportunity, with the necessary consents, for commercial use as offices or a business centre.

Invergordon is a prosperous town, its busy port servicing local industry as well as welcoming the many cruise liners that stop here throughout the year. Invergordon and the neighbouring towns of Alness and Tain offer a wide range of shops and amenities while Inverness, about half-an-hour's drive away, has all the facilities of a modern city including its airport with regular flights to the South and parts of Europe.

The countryside of Easter Ross is varied and beautiful, its inland hills and mountains providing a backdrop to the coastline with its sandy beaches and promontories. This setting offers many opportunities for a wide range of rural sport and recreation as well as providing a habitat for rare species of native wildlife such as ospreys, pine martens and red kites.

DESCRIPTION

Inverbreakie House is traditional Ross- shire farmhouse of stone and slate construction. From the public road a driveway, over which the owners have right of access, leads to a pillared entrance and a drive leading round to a tarmacadam parking area at the side of the house. From here a curving flagstone path leads to the back door, opening to:

Accommodation

Back Hall

4.9m x 2m max

With coat hooks, understair cupboard and doors to:

Utility Room

2.6m x 2m

With oil fired boiler, Megaflow water cylinder, plumbing for washing machine, fuse box, electricity meter, alarm control panel and door to:

Cloakroom

2m x 0.8m

With WC and wash hand basin.

Returning to the back hall, glazed double doors open to:

 

Kitchen/Family Room

9.6m x 5.1m max

An L-shaped room with a lounge area. With cornicing, partly tiled and partly timber floor, fitted floor and wall units, integral electric oven with gas hob (using gas cylinders), extractor hood, 1½ bowl sink with drainer, integral dish washer, partly tiled walls, French windows opening to the garden, back-to-back open fire with exposed stone surround on a brick hearth, TV point, telephone point and door to:

Dining Room

5.1m x 3.4m

With cornicing, back-to-back open fire, door to garden, telephone point and TV point.

Returning to the back hall, an open square arch leads to:

 

Main Hall

5m x 4m

With cornicing, partly glazed door leading to front garden and doors off to:

 

Sitting Room

7.2m x 5m

A double aspect room with glazed doors from hall, French windows opening to the garden, wood burning stove recessed in an exposed stone fireplace with partly exposed stone chimney breast and slate hearth, TV point and telephone point.

Study

4.6m x 4.9m

With glazed doors from hall, cornicing, open fire with a cast iron surround and slate hearth, timber mantelpiece, TV point and telephone point.

From the main hall, stairs leads to:

First Floor Landing

6m x 1.2m

With partly coombed ceiling, Velux window, cornicing, access to roof space and doors to:

Master Bedroom

4.8m x 3.8m

With TV point, telephone point, window seat, cornicing and doors to:

En Suite Shower Room

1.9m x 1.1m

With corner shower cubicle with mains power shower, wash hand basin, shaver socket, tiled floor and partly tiled walls.

WC

1.9m x 1.2m

With WC, wash hand basin, cornicing, extractor fan, shaver socket and partly tiled walls.

Returning to the landing, further doors lead to:

Bathroom

3.3m x 1.8m

With cornicing, corner bath with hand shower attachment, WC, wash hand basin, window seat, high level display shelf, partly tiled walls and extractor fan.

Bedroom 2

4.9m x 4.2m

With 2 fitted wardrobes, window seat, TV point and telephone point.

Bedroom 3

3.7m x 2.8m

With cornicing, window seat, TV point, telephone point and door to:

En Suite Shower Room

2m x 1.1m

With corner shower cubicle with mains power shower, wash hand basin, cornicing, shaver socket, extractor fan and partly tiled walls.

Returning to the back hall, back stairs with understair cupboard lead to:

Landing/Games Room

6.9m x 4.9m max

A double aspect, L-shaped room with partly coombed ceilings, Velux window, access to roof space, fireplace with stone surround and doors to:

Bedroom 4

4.9m x 3.4m

A double aspect room with partly coombed ceilings, 2 Velux windows, TV point and telephone point.

Bathroom

3m x 2.4m

With bath with hand shower attachment and tiled surround, wash hand basin, WC, partly coombed ceiling, Velux window and extractor fan.

Bedroom 5

5m x 2.7m

A double aspect room with partly coombed ceilings, 2 Velux windows, TV point and telephone point.

OUTBUILDINGS

Garage

6.1m x 5.5m

Of timber construction with concrete floor, shelving, power, light and storage space in the rafters. Adjacent to the garage is a small lean-to shed with concrete floor.

GARDENS AND GROUNDS

The grounds at Inverbreakie Farmhouse extend to just over one acre and are surrounded on three sides by a high wooden fence. To the rear of the house is a generous tarmacadam parking area, while the remaining grounds are laid mainly to lawn interspersed with trees, with a patio along the west wall providing a sheltered sitting area. The front lawn is bounded by a hedge and here there is an ornamental wishing well.

There is an oil tank within the grounds

Additional Information

SERVICES

Electricity - mains

Water - mains

Drainage - mains

Heating - oil fired

Internet - broadband

Double glazed

COUNCIL TAX

Inverbreakie House falls into band E.

DIRECTIONS

From Inverness take the A9 north, crossing the Cromarty Firth and by-passing Evanton and Alness. Opposite the Tomich Restaurant, turn right, signposted to Invergordon. Proceed along this road for approximately half-a-mile, turning left, signposted to Barbaraville. Continue for approximately 500 yards and turn right at the Inverbreakie Race Track sign. The pillars to Inverbreakie House can be seen straight ahead.

MOVEABLES

All fitted carpets and light fittings are included in the sale. Further items may be available by separate negotiation.

VIEWING

Viewing is by prior appointment only through the Selling Agents, CKD Galbraith, Reay House, 17 Old Edinburgh Road, Inverness IV2 3HF. Telephone (01463) 224343. The person who may accompany you may however not be an employee of CKD Galbraith.

Selling Agents / Local CKD Galbraith Office

IMPORTANT NOTES

* 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.

* 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.

* 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.

* 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.

* OFFERS

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

* 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.