Kirkholm, Warden Place, Forres IV36 1NR

£245,000 Offers Over - Under Offer
Under Offer
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Property Details

  • Type: Semi-Detached House
  • Availability: Under Offer
  • Bedrooms: 4
  • Bathrooms: 2
  • Reception Rooms: 2
  • Parking: Driveway, Garage
  • Outside Space: Private gardens
  • EPC Rating: F
  • Council Tax Band: F

Property Features

  • Fantastic character home with original features
  • Substantial 4 bedroom home
  • Located in the centre of town
  • Walking distance to schools and amenities
  • Close to main transport links
  • Private garden and garage

Property Summary




Incredible opportunity to buy a truly stunning, substantial, character 4-bedroom semi-detached villa (circa 1880) with original features and private gardens in the centre of town.  With spacious rooms and high ceilings, this stunning family home offers formal dining room, sitting room, 4 bedrooms, dining kitchen, family bathroom, shower room, utility room, butler’s pantry and large stone cellar.

With high ceilings throughout, cornicing, fireplaces and huge windows Kirkholm oozes character. Every room in this house is substantial and the window heights are incredible. Situated literally in the middle of town, a stone’s throw from the High Street, yet incredibly quiet, with private gardens and a garage. Kirkholm would make an amazing family home or central, elegant offices.

It would be easy to live here without a car as most amenities - shops, cafes, doctor and dentist, schools, swimming pool, library and parks, are within walking distance.


The front entrance is imposing with a large wooden front door with a glass panel on either side into the vestibule. The initials “JR” are engraved above the door.

Vestibule (2.4m x 1.4m)

As is typical with these lovely character homes, the vestibule provides a convenient area for umbrellas and shoes with an attached cloakroom (1.0m x 2.1m). Wooden floor. Fusebox and meter.   Wood door with glass panel leading to the main hallway.

Hall (1.3m x 4.4)m

A wonderful wide hallway with wood panelling to the dado rail. A feature staircase, carpeted, with iron spindles and wooden banister curves from the downstairs hall to the upper landing.  Original cornicing and ceiling rose.  Wooden flooring.  Radiator.

 Dining room (4.2m x 5.6m)
An imposing room with high ceilings and a massive window to the side. This ample room could accommodate a table for 12, suitable for extended family gatherings. The open fireplace with an ornate wooden mantlepiece and tiled hearth provides a lovely feature.  Shelved alcove.  Radiator.

 Shower Room (3.1m x 2.6m)

2 piece beige suite comprising wc and whb.  Separate shower with wet wall.  Window to side.  Storage under the window and under the wash hand basin.  Wooden floor.  Radiator.

 Dining Kitchen (3.7m x 3.5m)
With a good range of high-quality wood wall and base units, built-in double oven and hob with stainless steel splashback.  The window looking out to the patio sits above a one-and-a half bowl sink with mixer tap.  Plumbed for dishwasher. Vinyl floor.  Radiator.  Door to utility room.

 Utility (2.1m x 4.0m)
With wall and base units matching the kitchen, this large utility room houses the boiler and is plumbed for washing machine.   Ample room for an additional fridge or fridge/freezer.  Natural light is provided through the skylight windows (2). Vinyl floor.  Door to rear garden.

 A series of Butler’s pantries run from the hallway to the sitting room

Pantry 1 (1.3m x 2.9m)
Accessed from the hallway with a window to the rear patio, this pantry area is shelved with a concealed sink under the countertop. Carpet.  Door to Pantry 2.

Pantry 2 (2.8m x 1.8m)

The middle pantry is shelved and has a window to the patio. Carpet. Door to Pantry 3.

Pantry 3 (1.9m x 2.1m)

Carpeted, with storage cupboards and shelves this Pantry leads into the sitting room.

Sitting Room (6.1m x 4.8m)
A dual-aspect, stately sitting room with 2m high by 2.5m wide windows looking out over the front garden and an additional window to the side. The open fireplace with tiled hearth and wooden mantle, and the original teardrop pendant lights provide lovely features in this room.  Shelved alcove.  Radiator.


Feature staircase with iron spindles and wooden banister leading to the upper floor. On the half-landing there is a substantial window to the front of the house. The wooden panelling to the dado rail continues up to the upper landing.

Landing (3.4m x 2.2m)

Providing access to all upper-floor rooms, the landing is carpeted. Loft hatch.

Master Bedroom (4.3m x 5.6m)
To the side of the house the master bedroom has a lovely, private outlook over the garden.  Covered fireplace with tiled hearth and wooden mantle.  Alcoves with wood-panelled doors, drawers and a shelf above.  Press cupboard.  Carpet.  Radiator.

Bedroom 2 (4.2m x 4.8m)

A spacious double bedroom with a windows to the front and side of the house.  Boarded up fireplace.  Press cupboard.  Carpet.  Radiator.

 Bedroom 3 (3.7m x 4.8m)
An ample double bedroom with windows to the front and side of the house, providing long views down towards Roysvale Park and Forres Academy.  Press cupboard. The boarded up fireplace with shelf above sits on an angular wall.  Carpet.  Radiator.

Bedroom 4 (4.0m x 3.7m)

With lovely views over towards Cluny Hill and Nelson tower, this substantial bedroom has a beautiful original fireplace, painted white with a wooden mantelpiece. Although there is no hearth remaining the fireplace makes for a wonderful feature in this room. Press cupboard.  Carpet.  Radiator.

Airing cupboard (1.1m x 2.6m)

This large airing cupboard is shelved and houses the hot and cold water tanks. Carpet.

Bathroom (2.9m x 2.6m)

Large bathroom with a 2-tone, 3- piece avocado suite comprising wc, whb and bath. Partially tiled walls and a window to side of the house. Wall-mounted cupboard and shelving. Vinyl floor.  Radiator.

Garden and outside

Located in the centre of town, Kirkholm has a wonderful, large, private garden. Please note that the garden is not limited to the area shown with the wooden fence in the photos, this is merely a fenced garden area within the larger garden. Immediately outside the utility room door there is a paved patio area handy for sitting out in complete privacy, or drying your clothes with easy access to the utility room. Steps lead down to the cellar and front garden. The cellar is a large stone room with windows to the front garden, potential to convert into a usable room or potentially a wine cellar. The front garden has an area immediately adjacent to the house enclosed with a wooden fence. This part is mostly laid to lawn with some flowerbeds. An additional area of front garden extends out further with a wall to the rear of the property and a gate leading out to the road. There are mature trees along the wall providing further privacy. A path leads along the side of the house to the gates towards the High Street.  The rear of the property is enclosed by feature wrought-iron fencing and gates. Immediately inside these gates there is a tarred area providing access to the garage. A path leads to an iron gate and through to the main entrance.  Outside the wrought iron fencing, between Kirkholm and Forres High Street there is a wide cobbled area.