Kilvannie Manor Strathpeffer, Ross-shire Kilvannie Manor Strathpeffer, Ross-shire, IV14 9AD A charming historic family home with two self-contained apartments close to Inverness. Strathpeffer 1 mile, Dingwall 3 miles, Inverness 18 miles (All distances are approximate) Accommodation A period country house with 3 principal reception rooms | 6 bedrooms (1 en-suite) | Two family bathrooms Two self-contained 2nd floor apartments each with 1 bedroom and separate staircase access Front covered decking and patio with BBQ | Seating and covered hot tub area Formal gardens with lawns | Planted borders | Raised beds | Orchard and mature specimen trees Outbuildings including the garden shelter (open sided with fire pit)| A new triple garage Gym building | Covered hot tub | Garage workshop | Carport Fully stocked seasoned wood stores About 1.12 acres Edinburgh 80 Queen Street, Edinburgh EH2 4NF Tel: 0131 222 9600 [email protected] knightfrank.co.uk Situation Kilvannie Manor sits in a private position, nestled in the valley of the River Peffery, just 1 mile from the Victorian Spa Town of Strathpeffer. The town has local amenities including grocery store, café, deli, chemist, medical practice, restaurant, hotels and primary school. There is also an 18-hole golf course and the Spa Pavilion holds concerts and exhibitions. More extensive services can be found in Dingwall just 3 miles away including larger supermarkets, a train station with services to Inverness, Kyle of Lochalsh on the West Coast, Thurso and Wick to the North. Dingwall also has both primary and secondary schools. The city of Inverness is only 18 miles away and has all the facilities expected of the Highland’s capital including supermarkets, retail parks, cultural and medical facilities. There is a train station with regular services to Aberdeen, Perth and Edinburgh together with a sleeper to London. The surrounding area enjoys some of the finest scenery in Scotland and offers everything for the outdoor enthusiast including hill walking, sailing, mountain biking and excellent shooting, fishing and stalking. Kilvannie Manor lies close to the famous North Coast 500 circular route. The rugged West Coast with its stunning coastline and sandy beaches are within an hour’s drive. For the fisherman, there is superb salmon and sea trout fishing on the Rivers Conon, Nairn, Findhorn, Spey, Glass and Beauly. Driven grouse and pheasant shooting are available to rent on surrounding estates. As well as the local course at Strathpeffer, there are championship courses at Royal Dornoch, Spey Valley, Nairn and Castle Stuart Golf links. Inverness airport is 24 miles away and offers regular flights to London, Bristol, Manchester, Birmingham, the Scottish Islands, and other UK and European destinations. Historical Note Kilvannie Manor, was originally built as the Fodderty Church around 1801. It sits on an ancient Neolithic site with standing stones, thought to date to around 3500-4000 B.C. The stones are woven into the local Gaelic legend of Finn McCool and the Giants of Knockfarrel, which boasts an ancient vitrified fort in sight of the Manor, which lies below its saddled peak. The property was converted around 1863 (when Strathpeffer built its own Churches), consequently housing the local school, until 1900. It then became a country Manor. It was seconded during the Second World War as a Commando HQ. It was a well-known restaurant and hotel in the 1970s. And since the 1980s has been a large and welcoming family residence. The current owner purchased Kilvannie Manor in February 2002. Over this period he has carried out a sympathetic and total refurbishment including, roofs, new kitchen & appliances (2019), pantry, laundry, 3 bathrooms, 2 newly finished self-contained apartments (2020), new gym & building (2020), new three car garage (2020), outdoor entertainment areas, full landscaping and 15m long raised beds, vegetable garden with three raised beds and a large covered fire-pit (2020). Description Kilvannie Manor is an attractive period family home set within mature gardens and yet only 18 miles from Inverness city centre. Accessed via a tree-lined driveway, the red sandstone house includes 3 principal reception rooms, 6 bedrooms (1 ensuite) and two further bathrooms. In addition, there are two newly refurbished self-contained one-bedroom apartments on the second floor which could be used as holiday lets or as additional accommodation to the main house. To the front of the house there are large covered patio and decking areas with hot tub, BBQ and seating areas. The lovely formal, south-facing gardens are laid to lawn with planted borders, raised beds and an orchard surrounded by mature specimen trees. Outbuildings include an open sided garden room with fire pit, a new triple garage, a new gym building, workshop and wood stores. Kilvannie sits in a total of 1.12 acres. Kilvannie Manor Kilvannie Manor is approached off the main road (A834) via a tree-lined and fenced entrance with a gravelled parking area to the side. Dating back to about 1800, the former church and school has retained many period parts from its history. The internal features include the large double aspect sitting room with wooden panelling (constructed from the pews of the old church) with a bar area and wood burning stove and double doors leading to a large patio and covered hot tub, the double aspect dining room with open fireplace and the newly fitted dining kitchen and breakfast room, with double patio doors leading out to the large covered seated decking and a BBQ area. Upstairs there is a newly fitted bathroom with a double walk-in shower and roll top bath. A private tree-lined driveway opens into a gravelled parking area which extends around the house. Benefiting from double glazing throughout, the accommodation is laid out over three storeys as follows: Ground Floor: entrance porch, boot room, W.C, under stair storage room, large sitting room (panelled walls) with bar area and wood burner, dining room, office, dining kitchen, pantry, laundry/utility room, W.C, rear porch and separate stairwell. First Floor: landing, principal bedroom with ensuite shower room, four further bedrooms, two family bathrooms (with separate showers) and a further bedroom Second Floor: landing, two self-contained apartments each including a dining kitchen with sitting area, bedroom and bathroom. Doors lead out from the sitting room and the dining kitchen to large covered decking/patio areas complete with, BBQ, dining area and covered hot tub. Reception Bedroom Bathroom Approximate Overall Internal Area: Kitchen/Utility 522.8 sq m (5,627 sq. ft) Storage This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars Outside Gardens The house has wonderful south facing gardens to the front (where the old church bell-tower now sits) and side laid to lawn with planted borders, includes two large raised beds, a small orchard including plum, apple and pear trees. The garden is surrounded by mature specimen trees including douglas fir, lime and beech. A historic standing stone sits within the grounds and are understood to date back to around 3500-4000 B.C (see Historical Note). Outbuildings Local Authority Kilvannie has a number of useful outbuildings including: The Highland Council Glenurquhart Road – Garden House: Timber construction, open sided with Inverness seating area and fire pit IV3 5NX – New triple Garage: Timber construction with concrete Tel: 01349 886606 floor. – New Gym Building: Glass fronted container building. – General Purpose Shed: 2 bays with lean-to workshop Entry – Wood Store. Entry is available by arrangement with the seller. Directions Fixtures and fittings From Dingwall, head west on the A834 signposted for The fixtures and fittings are owned outright and are included Strathpeffer. Continue for just over 2½ miles and the in the sale. entrance to Kilvannie is on your right. Household Contents Listings / Environmental Additional items of furniture will be available for sale by Designations separate negotiation. Kilvannie Manor is listed as a Historic Environmental record as a former church together with the Standing Stones. Viewing Strictly by appointment with the Selling Agents Knight Frank Solicitors (tel: 0131 222 9600). Brodies LLP 15 Atholl Crescent Offers Edinburgh Offers should be submitted in Scottish legal form to the EH3 8HA selling agents. Prospective purchasers are advised to Tel: 0131 656 0275 register their interest in writing with the selling agents Email: [email protected] following inspection. Residential Schedule Property Occupancy Services Council Tax EPC Rating Kilvannie House Owner occupied Mains electricity, oil-fired central G E heating & LPG central heating for main house, two separate LPG combi boilers for the two apartments, mains water supply and private drainage. Anti-Money Laundering Overseas Purchaser(s) All offers to purchase the property (regardless of whether In addition, the purchaser must supply certified copies of Any offer(s) by a purchaser who is resident outwith the the offer is on a cash basis or subject to loan funding) must Kilvannihis/ hereM passportanor and confirmation of residence in terms United Kingdom must be accompanied by a guarantee from be accompanied by evidence of Source of Funds. This can acceptable under anti-money laundering (AML) legislation. a bank that is acceptable to the seller. be in the form of a bank statement showing the purchase These documents will be required for all individuals who will price, a financial reference from a bank/funding source, appear on the title once the transaction is complete. Closing date or confirmation from a solicitor that the purchaser has sufficient funds to complete the purchase. A closing date for offers may be fixed and prospective purchasers are urged to note their interest formally to the selling agents.