* Freehold
* Detached County Cottage
* Great Rural Location
* 3 good sized Bedrooms
* Ample off - road parking for several vehicles.
* Oil Ch & dg
* Private Water & Septic Tank Drainage
* Internal Viewing Advised as there is no Floor Plan
* Ideal Family Holiday Home
Birchbrae Cottage is a delightful, detached cottage located in the peaceful
rural area of Glenlivet. It is a cosy cottage with 3 well - proportioned
bedrooms, a family bathroom, spacious lounge, dining kitchen and a
conservatory. The River Livet flows close to the bottom of the garden and the
cottage has scenic views over hills and woodlands. The property is close to
the primary school and only 1 mile to the Glenlivet Community Doctors Surgery.
The unspoilt landscape provides a wide range of activities for the outdoor
enthusiast including fishing, skiing, mountain biking, and walking. The sandy
beaches of the Moray Firth are close by. Local amenities are available at the
Ballindalloch Shop, Post Office and petrol station. It offers a good range of
everyday essentials and is only 5 miles away. In Tomintoul, which is
approximately 9 miles away, there are a wider variety shops and cafes. The
picturesque village of Aberlour is 11 miles away where there are further
amenities.
The whole area is famed for its outdoor activities and is ideally placed for
access to the Cairngorm Mountain Range, the Glenlivet Estate, mountain bike
trails, the famous malt whisky trail and also fishing on the River Spey. There
are a number of golf courses in the area. Unlike many rural areas, Glenlivet
is fortunate to have an EE mobile phone mast.
The accommodation comprises:
**Downstairs**
Access to the property is through the conservatory which has views over the
garden to the farmland and hills beyond.
**Conservatory**
2. 44 x 2. 24
Tiled flooring. Two doors to the garden. 3 x spotlight fitting.
**Hall**
Fitted carpet. Down lighter.
**Lounge**
4. 17 x 3. 76
Window to the front with views to the garden and hills beyond. Stone fireplace
and hearth with open fire. 2 x wall lights. Alcove. Coving. Fitted carpet.
**Dining kitchen**
4. 62 x 3. 87
This characterful dining kitchen is the heart of the home with a range of
timber fronted wall and floor units. There is ample space for a dining table
and chairs. Complementary work tops and wall tiling. Vinyl flooring. Timber
clad ceiling. Dark granite coloured 1 ½ bowl under mounted sink. Built - in
double oven with microwave above. Electric hob and cooker hood. Built in
fridge freezer. Space for washing machine and dish washer. Pine staircase
rising to upper accommodation. Window looking to the front and to the rear.
Vinyl flooring. Floor mounted oil - fired boiler for heating and hot water.
Rear hall with fitted carpet to the downstairs bedroom and family bathroom.
Cupboard housing the water filtration system.
**Bathroom**
1. 99 x 1. 95
Family bathroom comprising white coloured WC, sink and bath complete with over
bath electric shower and screen. Vinyl flooring. Partially tiled walls.
Coving. Heated towel rail. Window to the side.
Bedroom 3
2. 98 x 2. 33
Window looking to the side. Fitted carpet. 2 x recessed down lighters.
**Upstairs
landing**
The carpeted pine staircase leads from the dining kitchen to the upper
accommodation. On the upper landing there is a cupboard housing the water
tank. Skylight window.
Double bedroom 1
4. 36 x 3. 73
Dormer window looking to the front. Fitted carpet. Hatch to attic. 2 x
recessed down lighters.
Double bedroom 2
4. 17 x 3. 81
Large built - in wardrobe with sliding doors. Dormer window looking to the
front. 2 x recessed down lighters. Fitted carpet.
**Outside**
To the side of the Cottage is a large gravel parking area with space for
several vehicles. The cottage is surrounded by mature trees and shrubs along
with grassy lawns. There are two outbuildings and the oil tank. The garden
looks down to the River Livet where it is possible to fish with a permit.
**Special conditions of sale**
A home report for the Cottage is available from the Selling Solicitor.
The appliances in the kitchen namely the built - in double oven with microwave,
electric hob, cooker hood and fridge freezer are included in the sale price
and whilst believed to be in good working order no warranty is given.
The water supply is private and the drainage is by septic tank.
**Council tax**
Band B
**Energy rating**
Band D
**Entry**
By arrangement
**Viewing**
Strictly by appointment by telephoning the Selling Solicitors
**Price**
As an indication of price range Offers Over £230, 000 are invited.
**Closing date**
A closing date by which offers must be submitted may be fixed at a later date
depending on interest. Prospective purchasers are advised to register their
interest with the Selling Solicitors through their Solicitors. Only parties
who have noted an interest formally through a Solicitor will be advised of a
closing date, but notwithstanding, the sellers reserve the right to accept any
offer at any time without further intimation.
The above particulars are set out as a general guide for interested parties.
All descriptions, dimensions, reference to condition and other details are
given in good faith and are believed to be correct but parties should not rely
on them as statements or representations of fact and should satisfy themselves
as to their accuracy.
Cockburns
Solicitors & Estate Agents
82 High Street Elgin IV30 1BL
Offices also in Forres and Grantown on Spey

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