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Ardbroilach House, Ardbroilach Road, Kingussie, PH21 1LD

£360,000 Offers Over - Sold
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Property Details

  • Type: Detached House
  • Availability: Sold
  • Bedrooms: 5
  • Bathrooms: 1
  • Reception Rooms: 2
  • Parking: Carport, Driveway, Garage, Off Road Parking, On Road Parking
  • Outside Space: Private gardens
  • EPC Rating: E
  • Council Tax Band: G

Property Features

  • Superb character home in the Cairngorms National Park
  • Highly desirable location
  • 4/5 bedrooms and 2/3 reception rooms
  • Fantastic access to outdoor sports

Property Summary

Sitting in the heart of the Cairngorms National Park, this stunning Victorian, detached house, set in large gardens offers substantial accommodation over 2 floors, with 4 bedrooms, 1 bedroom/study and 2 reception rooms. The original architectural features, including wooden doors, deep skirting boards, picture rails, cornicing and fireplaces, have been retained providing elegant accommodation that would suit a wide variety of families. Double glazed throughout. In need of modernisation this lovely house provides a blank canvas for a purchaser to develop into their dream home.


The front path leads to the sunroom with double wooden doors providing access to the hallway.


The main hall provides access to the formal sitting room, dining room, bedroom 1/office and the dining kitchen. Beautiful wooden stairs, with carved, wooden balustrades lead to the upper floor. Picture rail. Deep skirting boards.

Formal Sitting room (4.0m x 6.5m)

This elegant, formal sitting room has bay windows with views over the front garden. The picture rail, cornicing, deep skirting boards and original fireplace, with a tile surround and wooden mantelpiece, provide wonderful features. Curved walls to both sides of the bay windows. Original press cupboard with shelves. Cornicing. Curtains and curtain rail.

Dining room (4.5m x 6.4m)

A further beautiful room to the front of the house with large windows looking to the gardens. The original fireplace, with tile surround and wooden mantlepiece, provide a focal point. A hatch opens to the kitchen. Original press cupboard with shelves. Cornicing. Curtains and curtain rail.

Sunroom (5.6m x 4.0m)

To the front of the house, this substantial room considerably extends the living space of the house. Windows to 3 sides with a Perspex roof. Concrete floor. Curtains and curtain rails to all windows. A single width sliding door to the side, and double-width sliding doors to the front, provide access to the garden.

Bedroom 1/Office (2.1m x 3.1m)

To the side of the house and most recently used as an office/study with a window to the driveway.

Kitchen (4.6m x 4.0m)

To the rear of the house, this spacious kitchen has a lovely “family” feel, with a wide range of upper and lower cabinets, a Raeburn, integrated oven, hob, fridge and extractor fan. A window looks to the side of the house, main gate and driveway. One-and-a half-bowl stainless sink. A ceiling mounted clothes drying pulley sits above the oil Raeburn. The Raeburn provides 24/7 hot water. Deep pantry cupboard.

To the side of the kitchen there is a utility area providing further cupboards, sink, Miele dishwasher, and a hatch opening to the dining room. A window to the rear porch provides natural light.

A door leads from the kitchen to the rear porch. A further door opens to the main hallway.

Rear porch (4.1m x 2.2m)

A convenient utility/boot room with wood lined walls. Built as an extension to the original house, the porch has an upright fridge freezer, Bosch washing machine and space for a dryer. There is also a WC and two large cupboards, one of which houses the boiler and hot water tank.

Staircase to upper floor

Wide, u-shaped, pine stairs, with curved wooden balustrades, lead from the hall to the upper floor. On the turn of the stair there is the bathroom and Bedroom 2, with Bedrooms 3, 4 and 5 to the front of the house.

Bedroom 2 (4.6m x 3.3m)

To the rear of the property, this spacious double bedroom has a window overlooking the side of the house. There is a shower enclosure, with electric shower, in the corner of the room and a wall mounted basin. Original, feature fireplace with a red tile surround and wooden mantlepiece. Curtain and curtain rail.

Bathroom (2.0m x 2.4m)

Two steps lead up to the family bathroom from the half-landing. The bathroom contains a 3-piece white suite, comprising WC with hidden cistern, wash hand basin inset to a bathroom cabinet and a bath with electric shower above. Wet wall behind bath. Heated towel rail. Hatch to the partially floored and insulated attic. Carpet. Cupboard.

Bedroom 3 (4.5m x 4.6m)

This spacious, bright, double bedroom has large windows to the front providing open views over the front gardens towards the hills beyond. The original cast iron fireplace, with blue tile surround and hearth and wooden mantlepiece, provides a lovely feature. Press cupboard with shelves. Cornicing. Curtains and curtain pole. Carpet.

Bedroom 4 (2.0m x 4.6m)

To the front of the house with large windows looking over the garden. Curtains and curtain rail.

Hall cupboard (1.2m x 2.2m)

Tremendous storage space with shelves.

Bedroom 5 (4.0m x 5.0m)

Lovely, light, double bedroom with wide windows to the front of the house. Feature cast iron fireplace with pink tile surround and hearth and a wooden mantlepiece. Carpet. Cornicing. Curtain and curtain rail.


The gardens of Ardbroilach are large and full of potential. The front gardens are primarily laid to lawn with mature shrubs and bounded by mature trees, there is a small pond. The previous owner was a keen gardener so many colourful surprises are likely as a large variety of plants and flowers bloom, including two younger fruit trees.  A path leads from a wooden gate on Ardbroilach Road to the front door with steps and a handrail from the lower lawn.

To the side, a wide, stone chip driveway, with ample parking for multiple cars, is accessed through metal driveway gates from Acres Road. Currently there is a fence round the perimeter providing a secure enclosure for dogs.


With a large garage, carport, woodshed and further garden shed, there is no shortage of storage. The carport (6.0m x 4.0m) and large wooden garage (7.0m x 4.1m) are accessed from the driveway to the side of the house. Adjacent to the rear of the house there is a woodstore, metal coal bunker and a further garden tool shed. The garage has a concrete floor, electricity, light and workbenches. There is also a greenhouse The two oil tanks, one for the Raeburn and one for the central heating, are in the garden.

Ardbroilach sits on one of the most prestigious streets in Kingussie with most amenities, including shops, pubs, restaurants, post office, pharmacy, primary and secondary school, and health centre, within a few minutes’ walk. The tennis courts are on Ardbroilach Road and Kingussie High School is approximately 0.5 miles. Fabulous walks and cycling opportunities are available from the door, with skiing, mountain biking and hiking available at the Cairngorms, less than 20 miles away. Kingussie is also ideally situated for a variety of water sports at Inch and Loch Morlich, in addition to kayaking, canoeing, or fishing on the River Spey. Kingussie Golf Club offering a superb 18-hole golf course is a short walk up the road. Kingussie boasts its own riding centre catering for beginners to advanced Trail Rides. The community is very active through its bowling club, its proud shinty heritage, the Highland Museum, mountain bike clubs as well as its well-stocked second - hand bookshop. Within a 12-mile radius there is a gliding club, clay pigeon shooting, a swimming pool, a fishery, steam train and a newly opened ice rink. Ardbroilach is close to the famous North Coast 500 route and distilleries.


Kingussie is situated in the heart of the Scottish Highlands, within the beautiful Cairngorms National Park. With stunning landscapes and dramatic scenery, it is a lively, small town. With easy access to the A9 which runs from the North of Scotland, through Inverness to Edinburgh, it is easily accessible by car or bus. The main Inverness to London railway line runs through Kingussie. Inverness International Airport is approximately 50 miles by car.