Cloverlea House Seafield, Portmahomack, Tain, Highland OFFICES ACROSS SCOTLAND Cloverlea House Seafield, Portmahomack Tain, Highland

Tain 12 miles. Inverness 41 miles. FOR SALE AS A WHOLE OR IN TWO LOTS.

LOT 1 An exceptionally energy efficient modern family home with a portion of good quality arable croft land.

The accommodation over one floor comprises: Entrance Hall. Sitting Room with wood burning stove. Dining Kitchen. Conservatory. Master Bedroom with en suite Shower Room. 4 further Bedrooms. Study. Family Bathroom. Utility Room. Cloakroom. Generous Storage.

• Extremely comfortable and well appointed interior. • High levels of insulation with iCon underfloor heating system. • Easily managed garden with paddock and farmland. • Coastal setting with far-reaching views to Ballone Castle and the Moray Firth. • About 2 hectares (5 acres) in all.

LOT 2 A generous ring fenced block of good quality IACS registered bare arable croft land.

• Predominately grade 3(1). • Well fenced and with separate access. • Currently eligible for Single Farm Payment and Arable Aid Payment. • Prior approval granted for farm buildings. • Potential to run a rural or equestrian enterprise. • About 12.55 hectares (31 acres) in all. About 14.55 hectares (36 acres) in all.

CKD Galbraith Reay House 17 Old Edinburgh Road Inverness IV2 3HF 01463 224343 [email protected] GENERAL Cloverlea lies on the edge of the picturesque coastal village of Portmahomack on the Tarbat Peninsula in the Scottish Highlands. The property comprises a recently constructed house on a de- crofted site of about 0.43 acres, set in approximately 36 acres of good quality arable croft land with far-reaching views over the surrounding countryside to Ballone Castle and the Moray Firth.

Built in 2010, Cloverlea house has been completed to an extremely high standard with top levels of insulation and an iCon zoned underfloor heating system. This system has been installed to allow easy conversion to a ground source heat pump. The interior of the house is well appointed with oak finishes and top quality kitchen and bathroom fittings while coastal light fills the house.

The land is good quality IACS registered croft land with the total holding extending to 14.55 hectares (35.95 acres). To date this has been farmed on a rotation and let out stubble to stubble however it also offers the opportunity to run a rural or equestrian enterprise whilst also being eligible for a number of agricultural grants.

The Tarbat Peninsula is a promontory lying to the north of Inverness between the Dornoch and Cromarty Firths. The area is popular for its dry climate, wonderful coastal light and fertile farmland culminating in a coastline of sheer cliffs and sandy beaches dotted with historic fishing villages. This varied landscape offers many opportunities for a wide range of rural sports and recreation from enjoying the sandy beaches to trout fishing on Loch Eye and golfing on one of the many links golf courses along the coast as far as Sutherland, including the world famous Royal Dornoch Championship Course. The nearby village of Portmahomack, with its sandy bay and views to Sutherland, has a post office, shop, fish restaurant, hotels and highly regarded golf course, while nearby Tain has an excellent range of shops and amenities including primary and secondary schooling. Inverness, about an hour’s drive away, has all the facilities of a modern city including its airport with regular flights to the south and Europe.

LOT 1

DESCRIPTION Cloverlea is approached off the public road, a gateway opening to a driveway leading to a gravel parking area in front of the house. The partly glazed door opens to the entrance hall with walk-in store cupboard and doors to:

Dining Kitchen With partly glazed door from the entrance hall, fitted floor and wall units, polished granite worktop, 1 ½ bowl stainless steel sink, dishwasher, Rangemaster electric cooker with halogen hob, extractor hood, American fridge freezer, tiled floor and partly glazed double doors opening to:

Conservatory A triple aspect room and double doors to flagstone patio.

Utility Room A double aspect room with fitted floor and wall units, single bowl stainless steel sink with drainer, washing machine, tumble dryer and fitted double cupboard.

Sitting Room With wood burning stove on a raised marble hearth and with exposed flue, TV point.

Cloakroom With wash hand basin in vanity unit, WC, shelving and tiled floor.

Master Bedroom An L-shaped room with TV point and vestibule with 2 fitted wardrobes and door to:

En suite Shower Room With double sized walk-in shower cubicle, wash hand basin in vanity unit, WC and Italian marble tiled floor.

From the entrance hall, a corridor leads off with linen cupboard, store cupboard, access to roof space and doors to:

Family Bathroom With bath with hand shower attachment, double sized walk-in shower cubicle, wash hand basin in vanity unit and Italian marble tiled floor.

Bedroom 2 With fitted wardrobe and TV point.

Bedroom 3 With fitted wardrobe and TV point.

Study With telephone point.

Bedroom 4 With fitted wardrobe and TV point.

Bedroom 5 With fitted wardrobe and TV point.

GARDEN GROUNDS The grounds at Cloverlea extend to approximately 5 acres including the de-crofted house site of about 0.43 acres. The gardens are laid mainly to lawn with a flagstone path leading around the house to a flagstone patio. A grass paddock lies adjacent to the house while the remaining land currently forms part of the farmland.

SERVICES Electricity - mains Water - mains Drainage - private Heating - oil fired Internet - broadband available

COUNCIL TAX Cloverlea House falls into band F.

EPC The EPC rating is C.

MOVEABLES All fitted carpets, light fittings, excluding the kitchen chandeliers, and white goods are included in the sale. Further items may be available by separate negotiation.

LOT 2 The land at Cloverlea comprises approximately 31 acres of good quality IACS registered croft land and is a ring fenced block with a separate access from the public road. The land, which is classified as Grade 3(1) by the James Hutton Institute for Soil Research, is flat and free-draining and has been farmed on rotation and let out stubble to stubble, achieving yields of 2.75 tonnes/acre for barley and 3 tonnes/acre for oats. The land also offers the opportunity to run a small holding, equestrian or rural enterprise. Initial enquiries with the planning department indicate they may look favourably upon an application for a house site based on agricultural need.

Prior approval is in place for the erection of farm buildings on the land.

DIRECTIONS The postcode for the property is IV20 1RE.

From the A9 north of Alness follow the signs to Tain. At the roundabout, turn right signposted to Fearn and Portmahomack. Follow the signs to Portmahomack, passing through the village of Fearn. On approaching Portmahomack, turn right signposted to Tarbat Ness and then turn right again signposted to Rockfield. Turn immediately right, signposted to Rockfield and follow the road for 0.6 miles. The turning to Cloverlea is on the right hand side.

VIEWING Viewing is by prior appointment only through the Selling Agents, CKD Galbraith, Reay House, 17 Old Edinburgh Road, Inverness IV2 3HF. Telephone (01463) 224343. The person who may accompany you may however not be an employee of CKD Galbraith.

MORTGAGE FINANCE CKD Galbraith has an alliance with independent mortgage brokers Springtide Capital Ltd, who through their excellent relationships with lenders and private banks can advise on the most suitable mortgage for your circumstances. For further information, contact Matthew Griffiths who is based in our Edinburgh office on 0131 240 6990.

IMPORTANT NOTES 1. These particulars are intended to give a fair and overall description of the property. If any points are relevant to your interest, please ask for further information prior to viewing. Prospective purchasers are advised to seek their own professional advice. 2. Areas, measurements and distances are given as a guide. Photographs depict only certain parts of the property. Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of the services and appliances. 3. These particulars shall not be binding on our clients whether acted on or otherwise, unless the same is incorporated within a written document, signed by our clients or on their behalf, satisfying the requirements of Section 3 of The Requirements of Writing (Scotland) Act 1995. 4. Closing Date A closing date may be fixed. Prospective purchasers who have notified their interest through lawyers to CKD Galbraith, in writing, will be advised of a closing date, unless the property has been sold previously. The Seller will not be obliged to accept the highest, or indeed any offer and has the right to accept an offer at any time or withdraw the property from the market. The Seller will not be liable for any costs incurred by interested parties. 5. Offers Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to CKD Galbraith, Reay House, 17 Old Edinburgh Road, Inverness, IV2 3HF. 6. Third Party Rights and Servitudes The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof. Cloverlea Seafield, Portmahomack, Tain, IV20 1RE

Boiler

En Suite 2.60 x 1.80 8'6" x 5'11" Bathroom Bedrooom 2 w w Bedroom 3 Office 3.40 x 3.00 3.55 x 3.00 3.55 x 3.00 3.00 x 2.30 11'2" x 9'10" 11'8" x 9'10" 11'8" x 9'10" 9'10" x 7'7" (max) (max) Bedroom 1 4.70 x 4.50 15'5" x 14'9" (max)

Hall Store

Store Cloak Bedroom 4 Bedroom 5 Room hw 3.30 x 3.00 3.30 x 3.00 10'10" x 9'10" 10'10" x 9'10" (max) (max) w w Living Room WC 5.50 x 5.30 18'1" x 17'5" Entrance Hall 8.10 x 2.20 26'7" x 7'3" Ent

Sun Porch Kitchen / 3.90 x 3.90 Dining Room 12'10" x 12'10" 5.30 x 4.70 17'5" x 15'5" c 3" R oom a x) y m ( 2" x 7 ' ili t t 3.40 x 2.20 11 ' U

OFFICES ACROSS SCOTLAND