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Welcome to Ardoch Lodge, a traditional farmhouse set in the spectacular Spey Valley with impressive views over the surrounding country side. Ardoch Lodge has been run as a family run Guest house / Bed & Breakfast for the past 16 years. The adjacent steading building (not part of the home\nreport) included in the sale has planning permission for conversion.Accommodation comprises on the ground floor, kitchen, dining room, lounge, family bathroom, and downstairs double bedroom with ensuite. On the first floor, two double bedrooms with ensuites. One further double bedroom and attic\nroom. The doors & facings in stripped pine, the majority of the windows double glazed uPVC. The front & rear doors uPVC with double glazed panels. Oil fired central heating with radiators and a multifuel stove in the lounge. Photovoltaic panels have been installed on the west facing\nroof with a feed in tariff. Details available on request. Externally, the farmhouse sits comfortably on its own grounds. Comprising a stone chip driveway parking area and patio area. The majority of the grounds laid out to chipped driveway and parking areas. Whilst the garden area mainly laid out\nto lawn, mature shrubs, a 6-hole pitch & putt course and mature trees. Total area of land amounting to some 3,600 square metres (just under an acre).
Entrance Hall: Coming in through the front door you are immediately drawn to the open space, with original features, large pine panel doors and high ceilings. Leads to the lounge, dining room, shower room with a doorway to the owners ground floor bedroom, kitchen and rear door. An impressive staircase leading the first floor.Lounge: 5.4m x 3.9m (17\?9\" x 12\?10\")This is a large room neutrally decorated with dual aspect to the front and side of the property. An impressive log burning stove set on a raised slate hearth. Additional heating to the room complimented by the central heating radiators. The generous proportions of the room complimented by the high ceilings and cornicing. A crystal chandelier pendant light with an ornate plaster ceiling rose. A traditional alcove for storage or display in the gable wall. Neutral décor and fitted carpet to further compliment this warm and inviting room. Across the hallway to the ??.Dining Room: 3.5m x3.9m (11\?4\" x12\?10\")Generously proportioned room with dual aspect to the north and west. Currently used as the main dining room, has a feature fire with additional heating available from the central heating radiator. A traditional in - wall storage cupboard. Neutrally decorated with a complimentary fitted carpet. Off the inner hallway naturally lit by a side window and rear door looking over towards the farm buildings.Shower Room: 1.9m x 2.3m (6\?3\" x 7\?6\") Conveniently situated on the ground floor, off the inner hallway, the shower room comprises a white w.c. and wash hand basin with vanity unit. Corner shower cubicle with wet wall. Radiator and ceiling light. Bedroom 1: 3.5m x3.9m (11\?8 x13\?)A generous double room with fully fitted wardrobe and storage space along one wall. Naturally lit from the west facing window is currently used as the owners main bedroom accommodation. It has a fitted carpet, central heating radiator and pendant lightEn suite: 1.5m x1.9m (4\?11\" x 6\?3\")A white three-piece suite with mains shower over the bath. The walls finished with wet wall. Laminate flooring. Off the inner hallway to the ??. Kitchen: 4.1m x 4m (13\?6\" x 12\?11\")A traditional warm farmhouse kitchen, features a Rayburn Stove and two separate eye level ovens. A range of floor & wall units and a central island with plenty of storage with a range of pine wall and floor units and a central island. Stainless steel sink, tiled splashback and complimentary worktop. Dual aspect windows offering plenty natural light. Italian ceramic tiled floor. Space for a table, seating for informal eating and getting together.Bedroom 2: 4.8m x 3.9m (15\?9\" x 12\?8\")This is a large front facing double room, with en-suite shower room, separate washstand and fitted storage for clothes. It is cheerfully decorated and has a fitted carpet.Ensuite shower with w/c and wash sink. Bedroom 3: 4.2m x 3.9m (13\?9\" x 12\?8\")This is a large front facing double room, with en-suite shower room, with separate washstand and fitted storage for clothes. It is cheerfully decorated and has a fitted carpet. Ensuite shower with w/c and wash sink. Study / occasional bedroom: 2.3m x 1.5m (7\?6\" x 4\?11\")A single room space with views to the front to the property room that occasionally used as a single bedroom. Could be used as a study or useful storage. Radiator and a fitted carpet.From the split in the staircase you have access to a further bedroom in the rear wing or the property. A useful storage cupboard built into the roof space for any additional storage. Bedroom 4: 2.5m x 3.3m (8\?3\" x 10\?8\") A cosy attic bedroom with a west facing dormer window. Has a wash hand basin with splashback, fitted carpet and central heating radiator.Attic Room: 3.2m x 4.2m (10\?7\" x 13\?10\")A back stair, naturally lit by a traditional cast iron skylight, leads to an attic room above the kitchen. This generous space is naturally lit by a Velux window overlooking the farm yard. Has a wash hand basin and fitted cupboard space with louvre doors along the gable wall. Grounds: Ardoch Lodge has approximately one acre of ground made up of a lawn area, a 6-hole pitch and put with mature trees and amazing views towards Ben Aigen. The nearby steading, with a traditional slate roof, has planning permission for conversion to a 4 bed room family home and double garage. Viewing a must to appreciate what is available now and what could be available in the future. Council tax band: DEPC rating: FIncluded in the sale is the adjacent farm steading which has planning permission for conversion to a superb family home overlooking the local countryside. Planning details available on request. Total area of land amounting to some 3,600 square metres (just under an acre)Local architectural input available if required. Note 1: Included in the asking price will be all fitted carpets and floor coverings, light fitments, blinds. Note 2: Measurements, taken at the widest point by an electronic measuring device and may be subject to a small margin of error. Note 3: Viewing and any assistance please contact the selling agents on: Request contact details Direct mobile: Request contact details Email: Request contact details: 0141 776 4134 Note 4: Entry by mutual agreement.Note 5. INTEREST: It is important your solicitor notifies this office of your interest, otherwise the property may be sold without your knowledge. Note 6: OFFERS: Should be submitted to: Miller Stewart Independent Estate Agency Network, Enterprise House, Southpark Business Park, Kirkintilloch. G66 1XQ Fax No: 0141 776 41344 bedrooms
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