Moorside Guest House, 26 Braemar Road Ballater, AB35 5RL

Price over £539,950

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Aspc ref: 334841

EPC G

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Description

We have pleasure in offering for sale this impressive, south facing, Victorian manse situated in a prime location in the Royal Deeside village of Ballater with extensive garden grounds extending to one third of an acre. The property is presently run as a guest house with 9 letting bedrooms and a healthy trading position, representing an excellent investment opportunity for a couple seeking an easily managed, established business. The business is currently operated on a scaled down capacity from Easter to October only and there is therefore considerable potential for an increased turnover.

The beautifully presented property has been extensively refurbished and is tastefully decorated throughout while retaining many attractive period features such as bay windows, deep skirtings, ornate cornice work and ceiling roses. Further benefits include oil fired central heating, secondary glazing and fire sensors throughout the property. All carpets, curtains, blinds, light fittings, kitchen and laundry white goods and all furniture in the guest rooms and dining room are included in the sale, with the exception of some furniture in the guest lounge to be detailed in a separate inventory.

The attractive gardens are laid partly to lawn and feature attractive and easily maintained ornate borders and planting areas. There is a double garage and stone chipped, semi circular driveway to the front of the property which also leads to the rear garden and ample parking area. The extremely pretty and extensive garden to the rear contains lawn, feature borders and a drying area.

GROUND FLOOR RESIDENTS LOUNGE, PRIVATE LOUNGE, GUEST DINING ROOM, GUEST BEDROOM with ENSUITE BATHROOM, STORE ROOM KITCHEN, UTILITY ROOMS, STORE ROOM, OFFICE, WC

FIRST FLOOR 6 GUEST BEDROOMS all with ENSUITES, PRIVATE BEDROOM, PRIVATE BATHROOM, 3 STORE ROOMS

SECOND FLOOR 2 GUEST BEDROOMS with ENSUITES, 2 STORE ROOMS

OUTSIDE DOUBLE GARAGE, PRIVATE DRIVEWAY with AMPLE PARKING,

EXTENSIVE GARDENS to FRONT and REAR, 2 STORE ROOMS

The letting accommodation comprises: 1 family, 2 twin and 6 double rooms all decorated to the highest standard and with quality furnishings, allowing for a total of 19 guest beds spanning over 3 floors. All rooms have en-suite facilities and shaving points, colour television, and tea/coffee making facilities. The property also benefits from WiFi installation. Please note that the guest rooms are numbered 4 to 12.

The owners’ accommodation comprises: elegant lounge with bay window, an office and toilet on the ground floor and a double bedroom and family bathroom on the first floor accessed by a private rear stairway. There is flexibility to increase the owners’ accommodation if required as letting Bedrooms 9 and 10 can also be accessed from the private rear stairway.

ACCOMMODATION

A step with handrail leads to the traditional hardwood exterior door.

VESTIBULE An imposing entrance vestibule with decorative coving and ceiling rose with central light fitting. Half glazed double doors with half glazed side panels lead into the reception hall.

RECEPTION HALL The welcoming reception hall features a beautiful period wooden staircase with ornate balustrade and is completed in light neutral tones. Period decorative cornicing and ceiling rose with central light fitting. Wall lights. Fitted carpet. Walk in under stair storage cupboard.

RESIDENTS LOUNGE (15’2” x 18’10”) A charming and well proportioned room with bay window to the front of the property providing an abundance of natural light. Original cornicing and ceiling rose with central light fitting. Log effect electric fire with fire surround and tiled hearth. 2 inset arches with built in cupboards. Fitted carpet.

PRIVATE LOUNGE (16’1” x 18’10”) A most impressive and elegant room, again with a bay window to the front of the property and featuring an open fire with slate hearth and dark wood fire surround with tiled insert. 2 inset arches. Beautiful decorative ceiling cornicing and ceiling rose with ceiling light fitting. Wall lights. 2 picture lights. Fitted carpet.

DINING ROOM (21’2” x 15’) This spacious room with window to the side benefits from a fully mirrored wall giving a bright and airy feel. Coving, central ceiling light fitting and matching 5 wall light fitments. Fitted carpet. Extractor fan.

GUEST BEDROOM 4 (13’10” x 16’3”) Useful ground floor bedroom, currently used as a twin, with window to the side. Central light fitting. Fitted carpet. Steps leading to the ensuite bathroom.

Ensuite Bathroom Spacious ensuite bathroom with WC, wash hand basin, bath with shower above, shower rail and curtain. Opaque glazed window to the rear of the property with vertical blind. 4 track ceiling spotlight. Vinyl flooring.

INNER HALLWAY Vinyl flooring. Ceiling light fitting. 2 radiators.

STORE ROOM An extremely useful area fitted with storage cupboards and shelves which can also be accessed from the dining room.

DINING KITCHEN (10’9” x 15’5”) Upgraded by the current proprietors, this bright and spacious kitchen features an Aga, a ceramic hob and oven and is extremely well fitted with wall and floor units and toning work surfaces. There is an integrated fridge, a stainless steel one and a half bowl sink with mixer tap and drainer and 2 microwaves together with a large walk in larder and ample space for dining. Fluorescent ceiling light fitting. Air extractor. Vinyl flooring. Window to the side and doors to 3 separate utility areas and to the rear hall

UTILITY AREA 1 With wash hand basin and cloak cupboard. Shelves. Vinyl flooring.

UTILITY AREA 2 (11’9” x 7’9”) Window to the rear garden. Double stainless steel sink and double drainer with mixer tap. Freezer. 2 dishwashers. Vinyl flooring. Large built in shelved larder/storage cupboard.

UTILITY AREA 3 Window to the rear garden and back door. 3 washing machines and tumble drier. Large shelved storage cupboard.

REAR HALL A private rear stair leads to the first floor rear landing giving access to the private owners’ bedroom and bathroom and additional doors to bedrooms 9 and 10. Ceiling light fitting. Door to garden.

OFFICE Useful area with windows to the side and rear. Fluorescent light fitting.

WC White WC and wash hand basin. Opaque glazed window with net curtain. Ceiling light fitting. Vinyl flooring.

PRIVATE REAR STAIRWAY leading to

PRIVATE BEDROOM (13’10” x 13’8”) An attractive bright double room with a dual aspect to the side and rear. Net screen. Ceiling light fitting with fan. Built in double wardrobe with hanging rail and shelf. Fitted carpet.

PRIVATE BATHROOM (11’5” x 6’) Aqua coloured 3 piece suite comprising WC, wash hand basin, bath with shower above, shower rail and curtain. Carpet. Ceiling light fitting. Opaque glazed window to the rear. Curtains.

Guest bedrooms 9 and 10 can also be accessed from the Private Rear Stairway if additional private accommodation is required.

FIRST FLOOR

UPPER HALL

Carpeted stairs lead from the reception hall to the upper hall landing. Velux window. Fitted carpet. Understair storage cupboard. Further 2 built in storage cupboards. Access to guest bedrooms 5, 6,7, 8, 9 and 10. Ceiling light fitting.

GUEST BEDROOM 5 (15’4” x 19’1”) Very spacious and beautifully decorated in blue tones with a bay window to the front of the property. Ceiling light fitting. Fitted carpet.

Ensuite shower room Fitted with white WC, wash hand basin and shower unit. Air extractor. White tiles with mosaic border and mosaic effect vinyl flooring.

GUEST BEDROOM 6 (15’5” x 19’2”) Another very spacious and bright bedroom with bay window to the front of the property decorated in blue tones. Ceiling light fitting. Fitted carpet.

Ensuite shower room Fitted with white WC, wash hand basin and shower unit. Ceiling light fitting. Vinyl flooring.

GUEST BEDROOM 7 (13’1” x 15’3”) Spacious bedroom with window to the side and decorated in neutral and coral tones. Net screens and curtains. Ceiling light fitting. Fitted carpet. Steps down to the ensuite bathroom.

Ensuite Bathroom Spacious ensuite bathroom with white WC, wash hand basin, bath with shower above, shower rail and curtain. Opaque glazed window. Ceiling light fitting. Vinyl flooring.

GUEST BEDROOM 8 (12’1” x 11’) Attractive bedroom decorated in neutral and coral tones with a window to the side. Net screens and curtains. Ceiling light fitting. Fitted carpet.

Ensuite Shower Room White WC, wash hand basin and shower with shower curtain. Expelair. Completed with neutral tiles with mosaic border. Velux window. Vinyl flooring.

GUEST BEDROOM 9 (15’3” x 10’) Window to side. Net screens and curtains. Ceiling light fitting. Fitted carpet.

Additional door to private owners’ accommodation.

Ensuite Shower Room White WC, wash hand basin and shower unit. Expelair. Opaque glazed window with net screens and curtains. Ceiling light fitting. Vinyl flooring

GUEST BEDROOM 10 (13’7” x 16’3”) Window to the side with net screens and curtains. Neutral wallpaper. Ceiling light fitting. Fitted carpet. Additional door to private owners’ accommodation.

Ensuite Bathroom White WC, wash hand basin, bath with shower above and shower rail and curtain. Heated towel rail. Ceiling light fitting. Xpelair. Vinyl flooring.

SECOND FLOOR

GUEST BEDROOM 11 (15’ x 12’1”) Window to the rear with a fantastic view of Craigendarroch Hill. Net screens and curtains. Partially mirrored wardrobe. Ceiling light fitting. Fitted carpet.

Ensuite Shower Room White wash hand basin, WC shower unit. Heated towel rail. Window to the rear with net screens and curtain.

GUEST BEDROOM 12 (15’1” x 12’6”) Again with beautiful view to Craigendarroch. Net screens and curtains. Mirrored wall. Ceiling light fitting.

Ensuite Shower Room Window to the rear with net screens and curtains. White wash hand basin, WC and shower unit. Heated towel rail. Ceiling light fitting.

DOUBLE GARAGE Large double garage with up and over door, light and power. Freezer. 2 tumble driers. Window to the rear garden.

GARDEN The attractive front garden is laid partly to lawn and features attractive and easily maintained borders and planting areas with a semi circular stone chipped drive to the front which leads round to the rear garden. The extensive, fully enclosed, rear garden has a beautiful outlook to Craigendarroch Hill with a large lawn, heather plantings and shrub borders and a useful drying green together with further off street parking. Screened oil central heating storage tank.

LOCATION Ballater lies 42 miles West of Aberdeen amid beautiful countryside in the Cairngorms National Park. This attractive, friendly, village features a wide range of shops, restaurants and hotels, a medical centre and offers many other activities and events such as the Ballater Walking Week, Victoria Week and the Ballater Highland Games. Ballater Primary School has an excellent reputation with secondary education at nearby Aboyne Academy. Situated in the heart of Royal Deeside, Ballater is an ideal centre for outdoor pursuits which include superb walking and cycling opportunities, riding, many good golf courses, gliding and in the winter months, skiing at both Glenshee and The Lecht. Other local sporting pursuits include deer stalking, pheasant and grouse shooting and fishing on the River Dee. With a good road and regular bus service to Aboyne and beyond, the town is within easy commuting distance of Aberdeen, in particular the rapidly developing commercial areas to the west of the city at Westhill and Kingswells.

DIRECTIONS Enter the village of Ballater from Aberdeen, travel through the village and pass the Station Square on the right heading towards Braemar. Moorside House is a short distance along on the right after St Kentigerns Episcopal Church.

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Solicitor

Fraser & Mulligan

24 Bridge Street Ballater AB35 5QP

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