Offers Around £240,000

Croft 2, Badrallach, Dundonnell, Ross-shire

Traditional 2 bedroom house with 1 bedroom self catering flat attached, an attractive garden and just under one hectare of tenanted croftland in spectacular setting. B&B and self catering holiday-let potential. • Hallway • Bathroom • Flat (Nan’s Nook) • Dining Kitchen • Store Room • Living Room • Living Room • 2 Bedrooms • Kitchenette • Sun Room/Dining • Loft Room • Bedroom Room • Toilet • Shower room • Entrance Porch • Croft sheds • EPC Rating - F Offers Around £240,000 DESCRIPTION Set in some of the most beautiful scenery in Scotland with outstanding views, Croft 2 is a three bedroom property which captures the imagination as well as the heart. The 2 bedroom main house is designed for West-Highland living and crofting with a bright sun room, overlooking the attractive south-west facing garden, a large croft dining-kitchen, a store room, loft room and a cosy living room with a multi-fuel stove in a stone hearth. The adjoining one bedroom self catering accommodation is ideal for visitors and offers a business opportunity for the purchaser along with the potential for one or in the main house two of the bedrooms to be used for B&B.

The house, adjoining stone barn and garden have been de-crofted and are offered for sale with the assignation of the adjoining croft land and outbuildings, (stone barn, a freezer shed, potting shed and garden shed with lean-to greenhouse). The sheltered croft garden is full of flowers and shrubs and is designed to look attractive all year round. The croft ground has an extensive vegetable and fruit garden, an orchard and a field as well as extensive raised beds at the rear of the house.

LOCATION Croft 2 Badrallach sits at the centre of the Badrallach crofting township looks out over Little Lochbroom to An Teallach and the surrounding hills and near the end of the pubic road where the footpath to Scoraig begins. Badrallach has a small, vibrant and growing population. Dundonnell has a seasonal hotel, a tearoom, and craft shops. The local primary school is at Badcaul near Dundonnell. Ullapool, around 30 miles away, is the nearest commercial centre with a supermarket and a range of shops and restaurants, a leisure centre and pool, a health centre, arts centre and Secondary School.

DIRECTIONS From Inverness take the A9 north to the Tore Roundabout. Take the second exit onto the A835. At the next roundabout continue on the A835 on the Ullapool Road. About 10 miles before Ullapool, at the Braemore junction turn left onto the A832 to Gairloch and Dundonnell. Continue for about 10 miles then turn right at the sign to Badrallach (just before Dundonnell). Follow the road and the signs for 8.5 miles. Croft 2 is the next croft after the Peatcutter’s Croft B&B. Park in the parking area opposite just past the post box. Go through the small wrought iron gate opposite and walk down the garden steps to Croft 2. ACCOMMODATION Loft Room 3.03m x 4.3m Entrance Porch 2.6m x 2.9m This loft room has combed The bright spacious entrance porch has room for coats, boots ceilings and a velux window and shoes and serves as a utility room with a sink, washing with superb views. machine and fitted floor units. It opens on one side to the self catering flat (Nan’s Nook) and on the other to the sun room The landing toilet and and the main house. Bedrooms 1 and 2 are accessed from a staircase Sun-Room/Dining Room leading from the living room. 2.6m x 3.9m Currently used as a sitting and Landing 0.79m x 1.98m dining room, this bright room The landing has a linen cupboard at the top of the stair and has windows to the side and front leads to the two further bedrooms and toilet. enjoying views of the garden Bedroom 1 3.75m x 3.4m and the hills beyond. The room This traditional croft bedroom has a coombed ceilings, built opens into the living room in shelving and windows looking to the spectacular views to Living Room 5.35 m x 3.77m the front of the property. This large cosy room has a Toilet 1.41m x 0.94m beamed ceiling and a multi-fuel The toilet has a white toilet and sink and a clear window stove set in the original restored overlooking the mountain stone hearth. Windows look both and sea views. to the rear of the property and to the sun room and the entrance Bedroom 2 porch. A wooden stair leads to the 3.8 m x 3m at widest first floor landing, Bedrooms 1 This attractive bedroom has and 2 and the toilet. A door to the wall and floor cupboards and left of the living room entrance a large window looking to opens to the dining kitchen. the view. Dining Kitchen The Flat (Nan’s Nook) 3.07m x 3.80m Living/Dining Room (4.2 m into window recess). 3.78m x 2.92m The traditional croft kitchen has This room has a large a beamed ceiling and a window window overlooking the overlooking the garden and the front garden and a gas wall view to the front of the property. fire. The former range hearth and flue could be restored for use. The Kitchenette kitchen has built-in floor units 1.26m x 3.6m and shelving, a stainless steel sink, The neatly appointed kitchenette has a sink, fitted floor and a gas cooker and a gas hob. The wall units, a gas cooker, fridge and a window to the side of kitchen opens to a hallway and the back door. the property. Hallway 2.55m x 1.97m at widest The L-shaped hall has a partially glazed PVC door which leads to the back garden. Doors lead to the Bathroom and Store Room. Bathroom 2.95m x 1.83m The bathroom has and a cream 4 piece suite. The bath has a shower over. The window is to the front of the property. Store Room 2.5m x 1.97m at widest Just off the hall, the store has fitted wall and floor units and is used by the current owner as a store for croft produce and dry goods. A window looks to the rear of the property and Bedroom 2.25m 3.6m a wooden staircase leads to The double bedroom has a window to side of the property Bedroom 3 above. and access to the shower room. Shower Room 1.09m x 3.59m With a large walk- in shower, a toilet and sink, the shower room houses the boiler for the flat and has a window to the rear of the property. Garden The house garden is sheltered, attractive and well maintained with an abundance of flowering plants, shrubs and trees as well as an area laid to grass. House Barn 3m x 6m The stone built barn sits beside the house. It has a concrete floor, raised section and a hay loft. The Croft Barn 4.75m x 3.3m Also stone built, this barn has a wooden floored hay loft, a concrete floor, split level floor with a drain and plastic roofing brings natural light. Croft Garden Shed 7.14m x 2.7m This wooden shed houses tools and equipment for working the croft and has two lean-to greenhouses (2.5m x2m). Clear plastic roof-lights give natural light. Croft Freezer Shed 3m x 2.4m This wood and plywood shed contains two large chest freezers for storing produce from the croft. All the sheds and outhouses except the potting shed have an electricity supply and lighting. ENTRY Energy Performance Certificate (EPC) HEATING AND LIGHTING By mutual agreement. The house have gas (LPG) central heating with radiators in most BADRALLOCH, 2, DUNDONNELL, GARVE, IV23 2QP CROFTERS COMMISSIONDwelling type: Detached house Reference number: 6015-5323-8430-2428-7902 rooms, a multi-fuel stove in the living room. The flat has a gas fire Date of assessment: 08 July 2015 Type of assessment: RdSAP, existing dwelling The assignation of the tenancyDate to of certificate:any prospective10 July 2015 purchaserPrimary Energy Indicator: 320 kWh/m2/year 2 in the living room, and a heated towel rail in the shower room. The will be conditional upon obtaining Total floorthe area: consent124 m of the CroftingMain heating and fuel: Boiler and radiators, LPG house still has gas lighting which was used before the township had You can use this document to: Commission. Any interested parties• Compare currentshould ratings makeof properties their to see which own are more energy efficient and environmentally friendly • Find out how to save energy and money and also reduce CO emissions by improving your home an electricity supply. The current owner has kept the gas lighting enquiries at Crofting Commission, Great Glen House, Leachkin 2 Energy Performance Certificate (EPC)Estimated energy costs for your home for 3 years* £8,847 See your which can be used if required. recommendations Rd, Inverness, Inverness-Shire IV3 8NW 01463 663439 report for more Over 3 years you could save* £1,950 information BADRALLOCH, 2, DUNDONNELL, GARVE, IV23 2QP GLAZING * based upon the cost of energy for heating, hot water, lighting and ventilation, calculated using standard assumptions VIEWINGDwelling type: Detached house Reference number: 6015-5323-8430-2428-7902Current Potential The property is double glazed throughout. Date of assessment: 08 July 2015 Type of assessment:Very energy efficient - lower runningRdSAP, costs existing dwelling Energy Efficiency Rating 2 ContactDate of certificate: Anderson10 July 2015 Shaw &Primary Gilbert, Energy(92 plus) Indicator: Property320 kWh/m Department/year on 2 A This graph shows the current efficiency of your home, Total floor area: 124 m Main heating and fuel: Boiler and radiators, LPG 01463253911 to arrange an appointment(81-91) B to view. taking into account both energy efficiency and fuel EXTRAS You can use this document to: costs. The higher this rating, the lower your fuel bills (69-80) C are likely to be. • Compare current ratings of properties to see which are more energy efficient and environmentally friendly 73 The fitted floor coverings, Curtains, Hob, Cooker, Washing (55-68) REF:• Find out howGM to save energy and money and also reduce CO2 emissions by improvingD your home Based on calculated energy use of 320 kWh/m²/yr, (39-54 your current rating is band F (34). The average rating Machine, fridge and fridge freezer are included in the sale price. Estimated energy costs for your home for 3 years* £8,847 E See your for a home in Scotland is band D (61). (21-38) recommendations34 F report for more The potential rating shows the effect of undertaking all EMAIL: (1-20) Over 3 years you could save* £1,950 Ginformation of the improvement measures listed within your COUNCIL TAX Not energy efficient - higher running costs recommendations report. [email protected]* based upon the cost of energy for heating, hot water, lighting and ventilation, calculated using standard assumptions Current Potential Current Potential D Very energy efficient - lower running costs Very environmentally friendly - lower CO2 emissions Energy Efficiency Rating Environmental Impact (CO2) Rating (92 plus) (92 plus) A This graphA shows the current efficiency of your home, This graph shows the effect of your home on the SERVICES (81-91) B (81-91)taking into accountB both energy efficiency and fuel environment in terms of carbon dioxide (CO2) costs. The higher this rating, the lower your fuel bills 84 emissions. The higher the rating, the less impact it has (69-80) (69-80) The property has mains electricity and LPG gas central heating C 73 are likely to be. C on the environment. (55-68) (55-68) D Based on calculated energyD use of 320 kWh/m²/yr, Based on calculated emissions of 8 kg CO2/m²/yr, and secondary lighting. It has a private water supply. Drainage is (39-54 (39-54your current rating is band F (34). The average51 rating your current rating is band E (51). The average rating E for a home in Scotland is bandE D (61). for a home in Scotland is band D (59). (21-38) 34 (21-38) to a septic tank. The croft is accessed from the public road by a F The potential rating shows the effectF of undertaking all The potential rating shows the effect of undertaking all (1-20) G (1-20)of the improvement measures listed withinG your of the improvement measures listed within your recommendations report. footpath and there is a rough track for vehicles. Not energy efficient - higher running costs Not environmentally friendly - higher CO2 emissions recommendations report.

Very environmentally friendly - lower CO emissions Current Potential 2 TopEnvironmental actions you Impactcan take (CO to2 save) Rating money and make your home more efficient (92 plus) Inverness Office: York House, 20 CAhurch Street, InvernessThis graphIV1 shows 1ED the effect of your home on the Recommended measures Indicative cost Typical savings Available with (81-91) B environment in terms of carbon dioxide (CO2) over 3 years Green Deal 84 emissions. The higher the rating, the less impact it has Telephone: 01463 253911 Fax: (69-80) 01463 711083 C 1 onCavity the environment.wall insulation £500 - £1,500 £450.00 (55-68) Ullapool Office: Village Hall, UllapoolD 2 BasedInternal on or calculatedexternal wall emissions insulation of 8 kg CO2/m²/yr, £4,000 - £14,000 £261.00 (39-54 E 51 3 yourFloor current insulation rating (solid is bandfloor) E (51). The average rating £4,000 - £6,000 £819.00 Telephone: 07780 600 218 (Monday & Wednesdays & by appointfor a homem inent Scotland) is band D (59). (21-38) F A full list of recommended improvement measures for your home, together with more information on potential cost and savingsThe potential and advice rating to helpshows you the carry effect out of improvements undertaking canall be found in your recommendations report. www.propertyinverness.com E-M(1-20) ail: property@Gsolicitorsinvernessof the improvement measures.com listed within your Not environmentally friendly - higher CO emissions recommendations report. 2 The Green Deal may allow you to make your THIS PAGE IS THE ENERGY PERFORMANCE home warmer and cheaper to run at no up-front CERTIFICATE WHICH MUST BE AFFIXED TO THE Top actions you can take to save money and make yourcapital home cost. See more your recommendations efficient report DWELLING AND NOT BE REMOVED UNLESS IT IS for more details. REPLACED WITH AN UPDATED CERTIFICATE Typical savings Available with The above particulars, although believed to be correct, are not guaranteed, and any Recommended measures Indicative cost over 3 years Green Deal Page 1 of 7 measurements stated therein are approximate only. Purchasers should note that the Selling 1 Cavity wall insulation £500 - £1,500 £450.00 Agents have NOT tested any of the electrical items or mechanical equipment (e.g. oven, central 2 Internal or external wall insulation £4,000 - £14,000 £261.00 heating system, etc.) included in the sale. 3 Floor insulation (solid floor) £4,000 - £6,000 £819.00 Any photographs used are purely illustrative and may demonstrate only the surrounds. They are A full list of recommended improvement measures for your home, together with more information on potential cost and NOT therefore to be taken as indicative of the extent of the property, or that the photographs savings and advice to help you carry out improvements can be found in your recommendations report. are taken from within the boundaries of the property, or what it included in the sale. Printed & Produced by D-Tech 0141 2222202 HSPC Ref: AN 01 – 51339 The Green Deal may allow you to make your THIS PAGE IS THE ENERGY PERFORMANCE home warmer and cheaper to run at no up-front CERTIFICATE WHICH MUST BE AFFIXED TO THE capital cost. See your recommendations report DWELLING AND NOT BE REMOVED UNLESS IT IS for more details. REPLACED WITH AN UPDATED CERTIFICATE

Page 1 of 7