Tamdhu House, Auchbreck, Glenlivet AB37 9EJ

PROPERTY DESCRIPTION
Beautiful detached property built 2007 in the rural and welcoming village of Glenlivet. Glenlivet is located on the northern border of Cairngorms National Park. From its idyllic location, the property enjoys picture-postcard scenery, surrounded by the Speyside countryside. Tamdhu House is well placed for access to all that the area has to offer, including the Whisky Trail, fantastic walks for all abilities, fishing on the River Spey, and the Cairngorms Tomintoul and Glenlivet - Dark-Sky park project, to name but a few.

The town of Aberlour is only a short drive away and offers a good selection of local shops and services, primary and secondary schools, eateries and a medical centre. Within Glenlivet itself is a popular locally-run Scottish and Thai food restaurant/bar, and the local village hall which offers a range of activities i.e., line dancing, yoga, regular social events etc. Supermarket deliveries are available, as well as Moray Council's m.connect on-demand bus service. This property is presented in walk-in condition and finished to a high standard. It further benefits from oil central heating, double glazing, sizeable garden grounds, cabin, double garage, driveway and a new waste water treatment and disposal system. This property is likely to appeal to a wide range of prospective purchasers, especially those looking for a Highland retreat, and viewing is highly recommended.

RECEPTION HALLWAY
A spacious, warm and welcoming reception hall, with a galleried landing above; oak flooring; doors to all rooms on the first floor except utility room; carpeted stairs to the first floor; understairs' storage cupboard; built-in cloak cupboard with shelving and clothes rail, space for larger items; space for furniture.

LOUNGE (7.41m x 5.02m)
Well-proportioned lounge with a homely and welcoming feel; dual-aspect room with windows to the front and side, as well as arched French doors leading to the garden; tranquil views overlooking the garden grounds and beautiful countryside beyond; windows are fitted with roller blinds; new laminate flooring which has just been replaced; a feature fireplace with wood burning stove set within a hardwood timber surround with a black slate hearth; space for a range of furniture

KITCHEN / DINING ROOM / FAMILY ROOM (9.13m x 7.41m)
This is the ideal open-plan dining kitchen / family room; great selection of white wall-mounted and base units; breakfast bar-style island; granite work surfaces; double stainless steel sink set within, with mixer tap; new drop light above island; 7 burner "Stoves" range cooker - gas hob and electric oven, free-standing dishwasher and under- counter fridge, which are included in the sale; vinyl flooring; dual-aspect windows to the side and rear of property, fitted with Roman blinds. Dining area has space for a large dining table and chairs, as well as additional furniture; carpeted flooring; French doors leading out to the garden and driveway; feature fire surround (closed fire) with a granite stone surround; drop light fittings (new); doors to main hallway and utility room.

UTILITY ROOM (4.00m x 2.54m)
Spacious utility room; vinyl flooring; selection of wall-mounted and base units; laminate work surface with a stainless steel sink set within; opening for a washing machine and tumble dryer, both of which are included in the sale; space for a fridge freezer; tiled around work surfaces; window to the side aspect fitted with a roller blind; large built-in cupboard which houses the hot water tank; a second built-in cupboard with space for storage of larger items, sockets and lighting are available within, as well as where the fuse box and electricity meter are located; rear external door; wall-mounted coat hooks.

OFFICE (2.82m x 2.05m)
Ideal office located on the ground floor with fitted desks; wall-mounted cupboards and shelving; window to the rear aspect fitted with venetian blinds; carpeted flooring.

GUEST WC (2.42m x 1.26m)
Located near the main entrance; WC; wash hand basin set within a storage unit; tiled around wet areas; heated towel rail; translucent window to the front aspect fitted with a roller blind; vinyl flooring; wall-mounted mirror.

MASTER BEDROOM (4.97m x 4.52m)
Ground floor king-size bedroom; with a separate dressing room and ensuite bathroom; carpeted flooring; two windows to the side aspect and arched French doors to the front; space for a range of furniture; wall-mounted lighting.

DRESSING ROOM (2.82m x 2.05m)
A bank of built-in wardrobes; space for additional furniture; carpeted; window to rear aspect with venetian blinds.

ENSUITE BATHROOM (2.27m x 1.83m)
WC; wash hand basin; bath with an overhead mains' shower; shower screen; heated towel rail; wall-mounted mirrored cabinet; translucent window fitted with a roller blind; fixture and fittings; laminate flooring.

BEDROOM 2 (6.08m x 4.83m)
Beautifully finished king-size bedroom with ensuite bathroom; built-in double wardrobe with clothes rail and shelving - access within to the storage space within the eaves; built-in storage cupboard; carpeted flooring; space for a range of furniture; wall-mounted lighting; window to the side aspect and Velux window to the front, providing a great amount of natural light.

ENSUITE BATHROOM (2.53m x 1.84m)
Bath with an overhead mains' shower; shower screen; WC; pedestal wash hand basin; fixtures and fittings; wall-mounted mirror; laminate flooring; tiled around wet areas; Velux window with fitted blind.

BEDROOM 3 (5.06m x 4.83m)
Spacious king-size bedroom with ensuite shower room; another beautifully finished room; carpeted; built-in double wardrobe with shelving and clothes rail - access within to the storage space within the eaves; space for a range of furniture; built-in storage cupboard.
ENSUITE SHOWER ROOM (2.54m x 2.08m)
Large shower enclosure with a mains' shower; WC and wash hand basin set within a storage unit; Velux window with fitted blind; vinyl flooring; heated towel rail; tiled around wet areas; shaver socket; wall-mounted mirror with lighting.
BEDROOM 4 (5.03m x 4.83m)
King-size bedroom with ensuite shower room; carpeted flooring; space for a range of furniture; window to the front aspect fitted with a roller blind and a Velux window to the side aspect; wall-mounted lighting.

ENSUITE (2.54m x 2.07m)
Suite consisting of a spacious shower enclosure with a mains' shower; extractor; WC and wash hand basin set within a storage unit; Velux window with fitted blind; wall- mounted mirror with lighting; fixtures and fittings; vinyl flooring; heated towel rail.

UPPER LANDING
Bright and open upper landing; oak flooring; motion-sensor lighting; doors to Bedrooms 2,3 and 4; large built-in shelved linen cupboard; a second large storage cupboard with space for larger items.

CABIN (5.64m x 3.48m)
Situated to the rear of the property, this top-quality static cabin offers a comfortable space, ideal for a multitude of uses, i.e., hobby room, office, gym etc.; fitted with air source heating, electricity, lighting and is fully double glazed.

GARAGE, OUTSIDE SPACE AND OUTBUILDINGS
Sizeable and well-presented garden grounds surrounded by beautiful countryside and an abundance of wildlife known to this area; gravel driveway accessed over a cattle grid, suitable for several vehicles; double garage with electric doors, electric vehicle charging point, lighting and power within; outdoor lighting; wooden shed attached to garage; a second wooden shed behind offering a great outdoor storage; oil tank; large wrap around garden with the front garden mainly laid in lawn, with a selection of potted plants throughout; "sitooterie" with garden furniture and storage box within (included); round to the enclosed rear garden is an area in gravel; the property's large cabin tucked away to the rear; selection of shrubs, flowers, bushes and small trees within a raised flower bed; views over the fields surrounding the property where sheep currently graze; two outdoor storage containers - these are included in the sale; oil boiler and waste disposal pump (newly installed) located at the rear of the property; 2 x outdoor taps; rotary airer; wooden storage container housing the gas canisters; to the top left hand corner is a fantastic decked area which captures the sun, wooden picnic bench included - surrounded by wildlife and greenery, the perfect spot to relax; great selection of fruit trees and berry bushes; as well the option to have an allotment.


COUNCIL TAX: F

ENERGY EFFICIENCY RATING: C



NOTE 1: Included in the asking price will be all floor coverings, blinds, curtains, light fittings, 7 burner "Stoves" range cooker, under-counter fridge, dishwasher, washing machine, tumble dryer, picnic bench, garden furniture within the 'sitooterie', garden sheds, two outdoor storage containers as detailed, selected bird feeders and potted plants.

NOTE 2: The mention of any appliances and/or services in these details have not been tested, or checked that they are connected, and does not imply that these are in full and efficient working order.

NOTE 3: Measurements are approximate and for guidance only.



OFFERS: -
Sellers reserve the right to accept an offer at any time during the marketing process.

Formal Offers must be submitted by a Scottish solicitor in writing.

A Closing Date, by which date and time offers must be submitted via a Scottish solicitor, may be arranged. All parties who have formally noted interest via a solicitor will be notified of any Closing Date.