Bonnie Neuk, Cadgers Road, Garmouth IV32 7RA

PROPERTY DESCRIPTION
Bonnie Neuk is a one and a ½ storey detached house, presented beautifully in neutral tones throughout and finished to a very high standard. Built only 8 years ago with a vision for creating a spacious and energy efficient home which extends to over 291 m2, it comprises of open plan lounge, kitchen and dining area, utility room, shower room, guest WC, four fantastic king-size bedrooms, dressing room and family bathroom.

The property benefits from an effective and energy efficient solid fuel boiler stove central heating and domestic hot water system, complete with thermal store. The flexible and user-friendly system is supported by a Mechanical Ventilation and Heat Recovery System and provides for individual thermostatic zone control for the under-floor heating throughout the ground floor, and high efficiency radiators on the 1st floor.

Mains' pressure hot water is provided throughout the property by a dedicated domestic hot water tank, automatically fed by roof-mounted solar hot water panels, and supplemented by a back boiler on stove, central heating boiler, immersion heater or a combination, as required. Solar hot water panels supplement the domestic hot water, along with Solar PV panels (including an Eddi unit c/w immersion heater) for a limitless supply of domestic hot water.

Both the central heating and hot water systems are controlled by intuitive wall-mounted smart panels featuring easy-to-read backlit display and integrated 7-day timer functionality. A supplemental oil-fired boiler is provided for back-up heating and hot water but can be selected as the primary heating system, as desired.
Further benefitting from double glazing, 8" insulated walls, inset spotlights throughout, under floor heating on the ground floor, heat and smoke detectors, oak flooring and staircase, and oak finishes throughout. Externally is a very spacious detached double garage.

ENTRANCE VESTIBULE / LOWER HALLWAY
Double uPVC glazed doors opening into a welcoming entrance vestibule; oak flooring; generous built-in storage cupboard providing a huge amount of storage space, selection of shelving, coat hooks and lighting within; a second built-in cupboard which houses the electricity consumer unit, meter, the invertor for the panels, additional Cat 6 cables which are connected throughout the property for future use, lighting controls for the stair inset lighting and stopcock; double internal glazed oak doors leading into the lower hallway; oak staircase with toughened glass panels; lighting inset into stairway; window and Velux to the rear aspect, offering an array of natural light.

OPEN PLAN LOUNGE / DINING ROOM / KITCHEN (11.59m x 5.43m)
Generously spacious open plan lounge, kitchen and dining area with a vaulted ceiling; dual-aspect windows to the front, rear and side aspects as well as two Velux windows providing endless natural light; French doors and bi-fold opening out to the front patio area; rear external glazed door; oak flooring throughout; 26kw wood burning stove (Room 10kW/Water 16kW) with a slate hearth, set within a partitioning wall; to both side aspects are a selection of shelving set within and with log storage to one side; space for a range of furniture. Kitchen has a large selection of white gloss, wall-mounted and base units, with a central island and breakfast bar; laminate work surfaces; all integrated appliances are AEG appliances, and this includes a double oven, combination oven/microwave, induction hob, dishwasher and extractor; American fridge freezer and breakfast bar stools are available by separate negotiation; integrated bins; large built-in larder, with a great selection of shelving, coat hooks, lighting and sockets within;
space for a dining table and chairs.

UTILITY ROOM (3.01m x 2.92m)
Selection of base units with a laminate work surface; double stainless-steel sink set within, with a mixer tap; space for a washing machine and tumble dryer - available by separate negotiation, ceiling-mounted clothes airer; window and rear external door; built-in storage cupboard; wall-mounted thermostats; hot water cylinder.

SHOWER ROOM (2.56m x 1.76m)
Beautifully finished shower room on the ground floor; fully tiled walls and floor; spacious walk-in shower cubicle with a mains' shower; large wall-mounted mirrors with concealed shelving and shelf inset beneath with lighting; multi fuel heated towel rail; WC; wall-mounted wash hand basin; fixtures and fittings; translucent window.

MASTER BEDROOM (4.53m x 3.47m)
King-size ground floor bedroom with dressing room; oak flooring; space for a range of furniture; window to the side aspect; tilt and open window/door to the front aspect.

DRESSING ROOM
Walk-in dressing room with a fantastic selection of shelving, drawers and clothes rails; vanity unit; translucent window to the rear aspect; door-mounted mirror.

GUEST WC (1.74m x 1.28m)
Located on the ground floor; fully tiled walls and floor; WC; wall-mounted wash hand basin within a storage unit; wall-mounted mirror; fixtures and fittings.

BEDROOM 2 (5.10m x 3.82m)
Fantastic king-size bedroom; oak flooring; space for a range of furniture; 2 x Velux windows with integrated blinds.

BEDROOM 3 (5.10m x 4.00m)
King-size bedroom; oak flooring; built-in double wardrobe with 2 x clothes rails and shelving, with space for storage of larger items; space for a range of furniture; two Velux windows with integrated blinds; window to the side aspect fitted with a roller blind.

BEDROOM 4 (4.52m x 2.87m)
King-size room with double glazed doors to the front aspect opening onto the balcony, south-facing and currently used as an office and gym space; two Velux windows to each side; oak flooring; space for a range of furniture.

FAMILY BATHROOM (3.00m x 2.77m)
Spacious family bathroom located on the first floor; bath; shower enclosure with a mains' shower; heated towel rail; WC; wall-mounted wash hand basin; fixtures and fittings; wall-mounted mirror; Velux with integral blind; fully tiled floor and walls.

UPPER HALLWAY
Bright and airy upper hallway; oak flooring; large built-in cupboard which houses the heat recovery system, space for a large amount of storage; built-in linen cupboard with a selection of shelving and space for larger items within.

DOUBLE GARAGE & DRIVEWAY
Capacious driveway to the front aspect, with space for multiple vehicles; detached double garage which is larger in size than an average double garage; access via an electric roller door; concrete floor; power and lighting available; wooden staircase to storage area above; the back-up oil boiler is located to the rear and is controlled remotely, should it be required; windows to both side aspects with a rear external door; outdoor tap which can be isolated from within the garage; oil tank is located behind the garage, out of sight.

OUTSIDE
Wrap around garden which to the front aspect is south-facing; being the end plot it is an extremely private garden; large area to the front and round to the side laid in lawn; two raised planters to the front of the property; children's play area surrounded in wood chip; sunken trampoline - available by separate negotiation; wooden play equipment and sandpit included (swing is not included); double outdoor socket located on the paved patio area at the front aspect - perfect for a hot tub; paved pathway round to the rear, which is mainly paved; large double log store (remainder of contents will be included), with an attached bin store; ride-on lawn mower available by separate negotiation.

Viewing is a must, to fully appreciate.

To clarify, items available by separate negotiation are: - American fridge freezer, washing machine, tumble dryer, trampoline, and ride-on lawn mower.


COUNCIL TAX: F

ENERGY EFFICIENCY RATING: B


NOTE 1: Included in the asking price will be all floor coverings, curtains fittings, integrated AEG induction hob, double oven, extractor and dishwasher, children's play equipment, excluding the swing set.

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.