Braemoray, Old School, Dunphail, Forres IV36 2QH
£400,000 Offers Over - Price Reduction
- SUBSTANTIALLY UNDER VALUATION
- Superb potential income stream from B&B
- Incredible semi-rural location with stunning views
- Substantial B&B or Private Home
- 5 bedrooms, 6 bathrooms and 3 reception rooms
- Biomass heating with lucrative FIT payments
Property Summary*** HOME REPORT VALUATION £480,000***
Sitting in an elevated position with fantastic open views over fields and the surrounding countryside, this beautifully renovated, substantial home, has long been an icon of the local area, first as a school and then as a pub restaurant. Only 7 miles from Forres and 13 miles from Grantown-on-Spey, the house sits in an enviable position with close access to amazing fishing, hiking, cycling and an array of outdoor activities. The Dava Way, 26 miles of old railway track running between Forres and Grantown-on-Spey is easily accessible behind the house.
No expense has been spared in the renovation and seldom do we have a house with such luxury, including it's own sauna. The sellers advise that substantial insulation was installed into the external walls and under floor during the renovation and as a result the running costs are extremely low for a house of this size. costs are The biomass boiler, which fires the central heating and hot water, will provide an income of approximately £4,000/year on a government feed-in-tarriff scheme unti1 December 2022. The sellers report that the entire running costs of the property are more than covered by this rebate. (They report that their electricity costs are approximately £98/month, council tax £145/month and fuelling the biomass boiler approximately £150/month.) In addition the house has two wood-burning stoves and a quality UV water-filtration system.
Currently offering Bed&Breakfast and showing fantastic potential, this ample home could be further developed as a business or could be an amazing, large family home. The rating of 9.9 on booking.com from 27 reviews attests to the location, amenities and facilities of this lovely house.
Offering five bedrooms (two en-suite), a further two shower rooms, a bathroom, and a WC in addition to the two substantial living/dining rooms, study and ample dining kitchen this house would equally be suited to a multi-generational family, or would lend itself to a main house with a separate self-contained ground floor flat.
A PVC door leads into the spacious vestibule with a further glazed door opening to the hallway. The hallway provides access to “The Dava” en-suite bedroom and through an open hallway area, which is currently used as a convenient office/study space.
Open plan sitting/dining room
A truly stunning room with wide-plank wooden flooring, large, vertical windows looking out to the fields and a feature wood-burning stove with glass to two sides. As the house is insulated both underfloor and to the walls, this expansive space provides the ambience of a warm, welcoming room. Clever use has been made of large bi-fold double glazed doors opening into the kitchen, allowing the occupier to enlarge the space, making it open plan to the kitchen, or to close the doors and contain the kitchen.
A further hallway, with an external door, leads to the sauna and wet-room.
Modern wet room with wet wall to three sides round the mains shower, and a tiled floor. White pedestal sink and WC. The height of luxury, this pine walled sauna is contained within the room with shelves for towels.
Accessed from the dining area through double glazed bifold doors, this spacious kitchen has a wide range of lower and upper cabinets and a large breakfast bar in the centre of the room. Integrated dishwasher and a fantastic 1.10m gas Rangemaster stove. Space for a free-standing fridge freezer. A large breakfast bar/island with seating with drop pendant lights above makes this a welcoming family space. Modern PVC door leads to the side garden. Door to utility room.
A substantial utility room with lower cabinets to one wall. Plumbed for washing machine and space for tumble drier. Single sink set into the counter top. Ample space for free-standing drying racks or storage.
With a window to the front of the house this open space, providing access from the front accommodation to the rear accommodation, has ample space for a home office or study.
Guest living room/cinema/dining area
Accessed through the office, a second spacious living area to the rear of the house currently used as a guest living room and dining area. This beautiful room has a ceiling-mounted projector which can be used to project films onto the large wall in the dining area. A wood-burning stove sits on a slate hearth set into a large, feature brick fireplace with a natural wood mantelpiece.
A hallway, with deep cupboards with mirrored doors, leads to a shower room with a pedestal sink, WC and mains shower, and a further en-suite bedroom, “The Dava”. A modern PVC door leads to the back garden.
A lovely double bedroom with a newly fitted en-suite shower room and built-in cupboard. Carpeted. Alcove with dressing table and mirror.
It may be possible, with the appropriate consents, to convert this area of the house (the bedroom, shower room and guest living/dining room) into a large self-contained living space, with its own external access, with bedroom, bathroom, sitting/dining/kitchen, with the installation of a kitchen area. Prospective purchasers would be responsible for verifying whether this is possible.
“The Knock of Braemoray”
A beautiful bedroom to the front of the house with an en-suite shower room and built-in cupboard.
Stairs leading to the upper floor, split with a front stair case leading to a further three bedrooms, and the rear stair case leading to a bathroom and an additional WC.
The backstairs lead to a substantial bathroom containing a three piece white suite with WC, pedestal sink, bath and a large shower with mains shower. Opaque window to the rear gardens. Tiled floor.
In addition, there is a separate room with a pedestal sink and WC. Tiled floor. Opaque window to rear gardens.
The three double bedrooms to the front all have wonderful, long, open views out across the fields to the front of the house. Two of the bedrooms have dormer windows and feature fireplaces that have been beautifully restored.
Garden and Grounds
The gardens of Braemoray have been designed for ease of maintenance. The front garden has a wide driveway and turning circle laid to stone-chips, with lawn, mature shrubs and fruit trees to the sides. A new privacy fence borders the front of the property. Immediately adjacent to the front of the house there is an ample, raised wooden deck for socialising, providing lovely vistas to the fields and hills beyond. The driveway continues to the side of the property to the garage. To the rear there is a further lawn area with multiple outbuildings and a path to the rear of the house. A stone wall forms the boundary to both sides and the rear of the property. A track is to the side of the property leading to the fields behind and the Dava Way, which runs immediately behind the property and provides an amazing 26 mile off-road track for running, cycling, horse riding, along the old railway line from Forres to Grantown-on-Spey.
Garage - a large wooden garage with a metal door and side pedestrian door. Concrete, sealed flooring and insulated, this garage has power and light. The wide stone-chip driveway leads to the garage.
Large shed – situated to the rear of the house and currently used to house the pellets for the biomass boiler, along with gardening equipment. With a concrete floor and light.
Water-filtration store – to the side of the house, this concrete floored room contains an 1100l water back up tank and the equipment that is used to filter and UV treat the water from the private water supply.
The biomass boiler and hopper, used for feeding the wood pellets to the boiler, is located to the rear of the house.
Approximate room sizes:
Main living room 9.5m x 6.0m
Kitchen 4.5m x 5.2m
Utility room 3.4m x 3.0m
Study 4.1m x 3.7m
Guest living/dining room 6.7m x 5.1m
The Dava en suite bedroom 4.6m x 2.3m
The Knock of Braemoray en suite bedroom 3.5m x 3.4m
Sauna/wet room 4.5m x 1.5m
Bathroom 4.0m x 2.8m
WC 2.2m x 1.5m
Bedroom 1 4.4m x 3.8m
Bedroom 2 3.2m x 3.0m
Bedroom 3 4.3m x 3.7m
Services: Private water supply and drainage. Biomass heating system. Electricity and telephone.
The Braemoray is an iconic building sitting between Dunphail and Edinkillie on the Forres to Grantown Road. Although rural, it is within 15 minutes drive of Forres. Just minutes from some of the most fabulous walks and cycling opportunities, over moors, through woods and along the River Findhorn. The Dava way, 26 miles of reclaimed railway track running across the Dava from Forres to Grantown-on-Spey, runs close to the house and Logie Steading with it's unique shopping experience and cafe is only minutes by car. The River Findhorn with areas of outstanding beauty and areas to swim, is also minutes away. Braemoray is in the catchment area for Logie Primary School, a well-regarded, rural primary school with only 25 pupils. School transportation is provided from the house to the school.