Kinfauns, Ballater Road Aboyne, AB34 5HY

Aspc ref: 358080

Price over £485,000

4 Bedrooms 3 PublicRooms 2 Bathrooms 212 m2 EPC E Council Tax Band G

Arrange a viewing

  • 07850 106563
  • Contact solicitor

4 Bdrm Detached Dwellhouse. Ground flr: V/bule. Reception hall. Sitting rm. Dining rm. Family rm. Dining kitch. Utility rm. Cloakrm with wc. Bdrm. 1st flr: 3 Bdrms, 1 with ensuite shower rm. Bathrm. Range of outbuildings (CT band - G). Garden. Garage. Parking. Price over £485,000 Entry by arr. Viewing 07850 106563 or contact solicitors. (EPC band - E).


Occupying extensive, established garden grounds, we offer for sale this beautifully presented three public/four bedroomed traditional granite dwelling. Well maintained and recently modernised, the generous accommodation comprises a welcoming reception hall, well proportioned sitting room with bay window which in turn leads to the spacious dining room. There is a bright open plan family room with study area. The modern dining kitchen is served by a separate utility room. An inner hallway provides access to playroom/bedroom four and cloakroom. On the upper floor, the property features a master bedroom with en suite shower room, two further double bedrooms and a well appointed family bathroom. The beautiful mature gardens feature a bothy with two room accommodation and detached garage. Viewing of this truly impressive family home is highly recommended to fully appreciate the location and accommodation on offer.

Aboyne is situated approximately 30 miles from Aberdeen. The village has excellent amenities which include a primary and secondary school and community/sports centre. There are a number of outdoor pursuits and the Aberdeen Water Ski Club situated at the nearby Aboyne Loch. The beautiful surrounding countryside provides numerous facilities for fishing, pony trekking and Glen Tanar Country Park provides excellent walks. During the winter months skiing at Glenshee and the Lecht are within easy reach.

Vestibule Entered via an original hardwood exterior door with glazed section above. Original Terrazzo tiled floor and moulded ceiling coving. Glazed door to reception hall.

Reception Hall A welcoming hallway providing access to most ground floor accommodation. This spacious area retains many original features including plaster corbels, moulded coving, centre rose and exposed wood flooring. Access to inner hallway.

Sitting Room 16’10” x 13’3” [5.15m x 4.05m] approx. at widest. A charming sitting room with large bay window frontage and further widow to the side. A particular focal point is the imposing marble fire surround with matching hearth housing an open fire. Double doors lead to the dining room. Moulded coving, centre rose and picture rail. TV and telephone points.

Dining Room 15’8” x 13’2” [4.80m x 4.00m] approx. A well proportioned formal dining room. A glazed door leads to the side garden and further window to the side allows natural light into the room. Ornate centre rose and moulded coving.

Family Room 18’9” x 13’2” [5.70m x 4.00m] approx. With a large picture window to the front and further window to the side, this bright family room has an exposed granite inglenook fireplace housing a wood burning stove set on a slate hearth. Arch to study area with display shelving and access to dining kitchen. Original wood flooring, moulded coving, centre rose and picture rail.

Dining Kitchen 18’0” x 11’6” [5.50m x 3.50m] approx. The kitchen is fitted with a wide range of base units in a contemporary white gloss finish incorporating ample worksurface and 1.5 bowl stainless steel sink with mixer tap and drainer. The Britannia gas range cooker with four rings and double oven/grill, stainless steel splashback and extractor hood will be included in the sale, along with the integrated dishwasher. Space for a free standing fridge/freezer. A deep fitted larder cupboard provides shelved storage. Ample space for a dining table and chairs. A velux window and further window to the side allow natural light into the area which has solid oak flooring and recessed lighting. Glazed door to rear vestibule. Central heating controls.

Rear Vestibule With access to the utility room and part glazed door to rear.

Utility Room 8’5” x 8’1” [2.55m x 2.45m] approx. Fitted with wall and base units incorporating work surface with splashback tiling and integrated appliances. Belfast style sink with mixer tap. A deep built-in cupboard provides shelved storage facilities. Window to the side.

Inner Hall This area is accessed from the reception hall and leads to the remaining ground floor accommodation. A deep understair cupboard provides storage space. A walk-in store offers excellent shelf and hanging space which is equipped with power and light and provides access to a loft area. The skylight allows natural light into the hall.

Cloakroom Fitted with a two piece suite comprising w.c. with concealed cistern and suspended wash hand basin with splashback tiling. Opaque window to the rear with deep display sill.

Playroom/Bedroom 4 11’9” x 9’0” [3.60m x 2.75m] approx. Overlooking the rear of the property, this good sized double bedroom is currently used as a playroom and offers ample space for a range of free standing furniture.

Stairs to Upper Floor A carpeted staircase with original bentwood balustrade and banister leads to the upper landing. An opaque window on the mid stairwell and a large velux window allow ample natural light into the area. A deep built-in cupboard provides excellent storage and houses the hot water tank and electricity fuse box. Hatch to loft space. Ceiling coving. Smoke detector.

Master Bedroom 13’1” x 11’6” [4.00m x 3.50m] approx. The generous master bedroom with large dormer window overlooking the front of the property offers ample space for free standing furniture. Moulded coving. TV and telephone points. En Suite Shower Room: Beautifully refurbished, this luxury en suite is fitted with a modern w.c. with concealed cistern, suspended vanity unit housing the wash hand basin and double shower enclosure with a drench head shower and separate shower attachment. Fully tiled throughout with underfloor heating. Opaque dormer window to front with deep display sill. Mirror with light fitment to remain. Recessed lighting. Modern radiator.

Bedroom 2 13’1” x 12’0” [4.00m x 3.65m] approx. Bright double bedroom with dormer window to the front and space for free standing furniture. Moulded coving.

Bedroom 3 14’5” x 12’1” [4.40m x 3.70m] approx. Further spacious double bedroom overlooking the rear. Dormer window with deep display sill. Space for free standing furniture.

Family Bathroom Fitted with a white suite comprising w.c., suspended vanity unit housing wash hand basin, modern roll top bath and separate fully tiled shower enclosure housing a Matki drench head shower with separate shower attachment. Fully tiled throughout including ceramic tiled floor with underfloor heating and ambient lighting. Opaque dormer window. Mirror with light fitment to remain. Recessed lighting and modern radiator.

Outside Occupying generous garden grounds, the property boasts an established corner plot enclosed by granite walls and decorative wrought iron railing to the front. Mainly laid to lawn with decorative borders. A stone chip path leads to the front and side of the property. Attractive archways give access to the beautifully maintained side and rear gardens. Screened by high level walls, the south facing rear garden is again mainly laid to lawn with established borders. The rear garden is further enhanced by an elevated timber sun deck to the rear of the property. The detached bothy, equipped with power and light, is divided into two rooms and fully timber lined. Further outbuildings include the boiler room which is equipped with power and light and a further outbuilding for storage with an external w.c. with wash hand basin. Large wrought iron gates give vehicular access to the side lane and lead to the driveway with off-road parking and access to the detached garage with up and over door, power and light.

Directions Travel west on the A93 through the village of Aboyne onto Ballater Road. Continue straight ahead through the traffic lights and onwards towards Ballater. Kinfauns is located on the left hand side, as indicated by our for sale board.

Notes Oil fired central heating. Double glazing. EPC=E. All floor coverings, curtains and some light fittings are included in the sale, along with the range cooker and integrated dishwasher.

Arrange a viewing

  • 07850 106563
  • Contact solicitor


Raeburn Christie Clark & Wallace

75 High Street Banchory AB31 5TJ


Share this property

More Information

Discover More

Get all the information you need right here.

The foregoing particulars are being distributed on behalf of the Selling Solicitors by Aberdeen Solicitors' Property Centre Ltd. of 40, Chapel Street, Aberdeen AB10 1SP (Tel: 01224 632949). Whilst the particulars have been prepared with care and are believed to be accurate, no liability for any errors or omissions therein or the consequences thereof will be accepted by the Selling Solicitors or Aberdeen Solicitors' Property Centre Ltd. © Aberdeen Solicitors' Property Centre and Selling Solicitors.