Woodlands HouseEdderton, IV19 1JY

2

3

22 Market Brae, Inverness IV2 3ABTel: 01463 717 799 Fax: 01463 716 699bellingram.co.uk inverness@bellingram.co.uk

Built in 1799 as the former Church ofScotland Manse Woodlands House is setin mature gardens of about 2 acres withwonderful views to open countryside.Category C listed, the property retainsmany of its original features.

Accommodation: Vestibule, Hall, Drawing Room, Sitting Room,Study, Dining Room, Kitchen, Pantry area, Cloakroom.

First Floor: Four large double bedrooms, bathroom, separate w.c.

Second Floor: Two attic bedrooms and box room.

Inner Courtyard: Two room wash house, boiler room and coal store.

Guide Price £495,000

Tain 5 milesDornoch 9 milesInverness 34 miles

Woodlands HouseEdderton, IV19 1JY

4

SituationEdderton is a small village close to the south shore of the inner Dornoch Firth which is a perfectlocation to enjoy a rural lifestyle on the East Coast of Scotland. The village has a hotel and localPrimary school with Secondary schooling available at Tain Royal Academy. Tain, some five milesaway has a good range of shops, leisure facilities, professional offices, doctor and dentist surgeriesas well as rail links both north and south. The Royal Burgh of Dornoch is approximately 9 milesaway and it has a wide range of facilities including shops, hotels, restaurants, unspoilt sandybeaches and the world famous links golf course.

Inverness, the Capital of the Highlands is some 34 miles south by road and has a modern shoppingcentre, hospital, theatre, cinemas and a mainline railway station. Inverness Airport has a variety ofservices to destinations both domestic and overseas. These include Flybe and Easyjet to LondonGatwick, Luton, Birmingham, Belfast, Manchester and Bristol.

The general area of surrounding Edderton is renowned for its “mini climate” with below averagerainfall and snow which helps maximize the local amenities, particularly outdoor pursuits with ampleopportunity for recreational activities and plenty of choice for the hillwalker, mountaineer and sailor.The local rivers and lochs provide good quality salmon and trout fishing for the angler and there areseveral excellent golf courses close by.

DirectionsFrom Inverness take the A9 north crossing the Kessock and Cromarty Bridges. Continue on the A9and after Evanton turn left onto the B9176 towards Bonar Bridge and Lairg. After the AultnamainInn take the first road on the right (unclassified) and continue to Edderton. At the crossroads turnright and immediately after GNR Sutherland Caravans turn left and continue on this road until yousee Woodlands House on the left. Alternatively take the A9 through Tain to the roundabout for theDornoch Bridge, take the first exit into Edderton village . On entering the village turn right just beforeGNR Sutherland Caravans and follow the road until you come to Woodlands House on the left.

DescriptionBuilt in 1799 with further extensions in 1838 and 1855 Woodlands House is a Category C listedbuilding and it retains many original features including deep skirtings, wooden window shutters, andcornicing. Large multi pane windows give generous light to the high ceilinged rooms and there areopen fireplaces in the public rooms as well as the first floor bedrooms. The rear of the propertyopens into a small courtyard where the original wash houses and a large coal store can be found.This area, subject to planning consents, could easily be converted into a comfortable separatelyaccessed granny flat or holiday home. Set in about two acres of mature wooded grounds theproperty has an open outlook to the hills to the front and to the Dornoch Firth at the rear. There is asweeping driveway to the front door with ample parking to the rear of Woodlands House. Somefurther updating is required to achieve the full potential of this splendid property.

Accommodation:

Vestibule 2.9m x 1.8mLarge wooden door into spacious vestibule. Radiator. Half glazed door into

HallwayLarge cupboard (1.0m x 2.2m) giving useful storage. Doors to all main rooms

Drawing Room 4.6m x 6.0m (into recess)Bright and spacious double aspect drawing room with multi-pane windows giving views over thegardens to the hills beyond. Open fire with wooden mantle and slate hearth. Original servants bellseither side of the fire. 2 Radiators. Original shutters, deep skirtings, picture rails and cornicing.

Sitting Room 4.8m x 4.12mWell proportioned bright room with two large windows overlooking gardens. Open fire with woodenmantle and slate hearth. Original press style cupboard with shelving to one side of the fireplace.Two radiators. Servants bells.

Study/Bedroom 7 2.8m x 4.4m (small room off 1.3m x 1.8m)Good sized room which was previously used as a double bedroom with window to garden and viewto the Firth. Radiator. Door into small room off which has a shower cabinet and wash hand basin.Window to garden.

Cloakroom 1.7m x 1.0mWash hand basin and w.c. Radiator.

Staircase with carpet to upper landing. Large window overlooking internal courtyard.

Hallway 2Half glazed doorway leads to T shaped inner hall giving access to dining room, kitchen, pantry andinner courtyard. Large window. Radiator. Original servants bells (some still working).

Dining Room 3.0m x 3.3mSliding door from hall leads into good sized room presently used as a dining room. Large windowto gardens with view to Firth. Original door into kitchen (presently not in use.) Radiator.

Kitchen 4.6m x 3.3mLarge kitchen with wooden wall and base units. Stainless steel sink with window above and view togardens and the Firth. Space for washing machine. Radiator. Window overlooking the innercourtyard. Space for fridge/freezer and tumble dryer.

Woodlands House

5

01463 717 799inverness@bellingram.co.uk

Pantry 1.5m x 1.2mOpen pantry area to the left of the back door with original stone and wooden shelving and smallwindow overlooking the inner courtyard.

Landing 3.0m x 3.7m (into rear landing leading to bathroom etc)Accessed from the wide staircase the landing has two large cupboards on either side of threefurther steps which lead into

Bedroom 1 5.7m x 4.6mOriginally the Drawing Room of the house this elegant, spacious room has large windows to bothfront and side giving wonderful views of the gardens and sweeping driveway. There is a fireplace(presently blocked off) with the original servants bells either side. Two radiators. This room wouldbe a generously proportioned double bedroom.

Bedroom 2 4.9m x 4.7mOriginally the Breakfast Parlour this is another bright and spacious room with fireplace with built-inpress to the side and two large windows. Two radiators.

Bedroom 3 4.1m x 4.7mDouble bedroom with fireplace and window to garden. Radiator.

Rear LandingDoorway to rear landing with window overlooking the inner courtyard. Radiator. Hatch to loft.

W.C. 1.7m x 0.9mSeparate w.c. with wash hand basin and small original window.

Bathroom 2.5m x 3.0mLarge bathroom with window. Tiled to half height around the bath area. Wash hand basin hasmirror and light with shaver point above. W.C. Corner cupboard housing the hot water tank withsome shelving. Radiator. Vinyl flooring.

Bedroom 4 4.6m x 3.7mDouble bedroom with window to the side giving views of the garden and Firth through the trees.Fireplace (blocked off). Radiator.

Second FloorStaircase to upper landing giving access to

Bedroom 5 5.8m x 3.4mLarge bedroom with coombed ceiling and dormer window giving views to the front garden. Washhand basin with mirror and light above. Radiator.

Box Room 1.8m x 2.5mSmall room with light and access to the eaves. Useful storage space.

Bedroom 6 3.4m x 4.1mLarge bedroom with coombed ceiling and dormer window. Wash hand basin with light above.

Inner CourtyardFrom the rear garden double wooden doors lead into sheltered courtyard area with attachedoutbuildings.

Coal ShedWalk in coal shed with hatch to the rear wall.

Boiler RoomLarge boiler room housing the central heating oil fired boiler. Storage space.

Wash HouseDoor into small hallway giving access to two large rooms originally the wash house for WoodlandsHouse. Presently used for storage these two rooms together with the area used for coal and afurther attached small outhouse could, with the necessary planning consents, be converted into asmall granny flat, office space or workshop.

GardensSet in about two acres the well laid out gardens of Woodlands House are fully fenced and mainlylaid to lawn with mature ornamental trees interspersed throughout. Double wrought iron gates giveaccess to the semi-circular drive with a second set of gates giving egress. The driveway extends tothe rear of the property with another wooden gate allowing access. Paved steps on the front lawnlead to a central planting area.

ServicesMains water, drainage and electricity. Oil Central Heating.

Council TaxTax Band G

PriceGuide Price £495,000

EntryEarly entry can be given.

Viewing ArrangementsBy appointment with Selling Agents, Bell Ingram Ltd. 01463 717799

6

Important Notice

These sale particulars were prepared on the basis of information provided to us by our clientsand/or our local knowledge. Whilst we make every reasonable effort to ensure that they arecorrect, no warranty or guarantee is given and prospective purchasers should not rely uponthem as statements or representations of fact. Furthermore neither Bell Ingram Limited or itsdirectors or employees assume any responsibility therefore. In particular:

i) prospective purchasers should satisfy themselves as to the structural condition of anybuildings or other erections and the state of repair of any services, appliances,equipment or facilities;

ii) any photographs included in these particulars are for general information only and anyfurniture or contents shown in these photographs are not included in the sale unless this isexpressly stated in these particulars; and

iii) any descriptions, measurements or dimensions quoted are approximate only andreferences to conditions, planning permissions, services, usage, construction, fittings &fixtures and moveable items are for guidance only.

7

XXXX Printed by Ravensworth 01670 713330

22 Market Brae, Inverness IV2 3ABTel: 01463 717 799 Fax: 01463 716 699bellingram.co.uk inverness@bellingram.co.uk