large bedroom splitable into two
All large rooms
sought after village location
Fully modernised interiors
south facing aspect and private gardens with ancient vine in vinehouse
solar pv and thermal panels reducing annual electricity bill to £250 net
huge potential for bed and breakfast location
HouseSimple is pleased to present this property in Inverness.
The current owners have really enjoyed living in Ballavoulin. It has proved to be a delightful family home full of character nestling in the small friendly, highly sought after village of Milton in a tranquil area of the Scottish Highlands one mile from Drumnadrochit on the banks of Loch Ness.
The main house dates back to 1810 with the adjoining converted grain store predating the house.
The property has been fully modernised to a very high standard and at the same time many of the original features have been lovingly restored to create a charming home which combines the old with the new.
The property is built from local 'whinstone' making it a very solid house with very thick walls (650mm) and consequently lovely deep window reveals. All of the rooms in the house have at least one window facing south with lovely views of the private walled garden and beyond.
Ballavoulin would suit a variety of buyers as the living space is very flexible.
This is a large family house with its location near the edge of the village of Milton. Ballavoulin is very private and at the same time very safe due to the close and intimate nature of the village and the proximity of neighbours. Drumnadrochit, which is only a mile and a half away has excellent facilities which include a nursery, junior school and a secondary school.
Drumnadrochit is a very busy tourist destination and the local guest houses are frequently sold out during the holiday season. For this reason, and the flexibility referred to above, Ballavoulin would be ideal to develop as a 'Bed & Breakfast' location offering up to two bedrooms with en-suites and a dedicated living /breakfast room leaving the remainder of the house for private use.
It would also be possible, and result in minimal disruption, to convert the 'grain store' into a separate 'annex' should this be desirable as this part of the house is equipped with its own entrance from the main street in Milton.
The property is approached through a pebble stone/slate paved yard bounded by stone walls and attractive well planted borders.
Access into the house is via a welcoming rose covered timber entrance 'vestibule' leading to the inner tiled hallway with underfloor heating.
On your right as you enter the hallway is the study/bedroom 4. This room is full of character with windows to the east and south filling the room with light from morning to late afternoon. It has half height timber panelling, picture rail, cornice, original corner 'press' and a wood burning stove under a timber mantle, Caithness slate hearth and 'engineered' oak flooring.
To the left off the hallway is the fully modernised kitchen with all new 'built-in' appliances and a delightful benched dining area with corner 'press' shelving and tiled floor with underfloor heating.
Also off the hallway is the utility/boot room which has extensive storage, a solid bamboo worktop with Belfast sink, space for a washing machine and dryer, and also a wall hung WC.
From the hall the stairway leading to the first floor landing with its original balustrading and new runner carpet is full of character with the built in bookshelves and window seat on the landing adding to its charm.
Above the stairs there is a loft hatch with loft ladder giving access to a substantial floored loft, providing additional storage.
The two large double bedrooms on the first floor both have en-suites.
Bedroom 2 has windows to the east and the south lowered ceiling feature and the original 'press' in the corner and engineered oak flooring. The en-suite has a shower, counter top basin and WC. The shower can be run off the 'solar cylinder' (during most months) or alternatively from the built-in electric Mira shower as a backup during the darkest winter months.
Bedroom 3 has a window facing south overlooking the garden and engineered oak flooring. The en-suite has a shower over the bath a counter top basin and WC. Shower facilities are the same as in Bedroom 2.
Back on the ground floor, as you go through the kitchen into what was the original grain store, you'll find a large impressive lounge with low beamed ceiling and windows to the north and south overlooking the garden. There is a large wood burning stove with a Caithness slate hearth, surround and mantle with a built in 50inch plasma TV above and engineered oak flooring throughout. The current owners are lovers of music and film and you'll find that this room is wired or perhaps 'future proofed' for any type of audio/visual entertainment imaginable.
Glass double doors lead to the vine house and garden which is full of seasonal colour and a variety of different fruit trees.
The vine house is bright and airy and used as a dining and sun room for three seasons of the year. It also houses an amazing old grape vine which is believed to be at least 60 years old. It is still producing upwards of 30 kilos of succulent red grapes every year. The better the summer the better the crop, but they do need to be made use of!
The second stair leading from the lounge takes you to bedroom 1 and an elegant private shower room. This bedroom is at present used as an office/study but is large enough and could easily be converted into a lounge/bedroom/dressing area, two double bedrooms or even a separate annex as indicated earlier.
The two large south facing roof windows fill the room full of warmth and light with the west window catching the evening sun. The west wall of this room is exposed stone with an original open fire place adding to the overall charm. The quaint little door leading out to Milton Street via the original stone steps, used when the building was still a grain store, is a charming feature and adds to the flexibility of the house as a whole.
Above the stairs there is a second loft hatch with loft ladder giving access to another substantial floored loft providing more storage.
The private walled garden to the south is a sheltered suntrap. It is full of mature plants in borders for easy maintenance that flower from spring through to autumn. There a lawn to the south of the garden and a vegetable plot next to the west wall.
The old large stone shed at the bottom of the garden has great charm and development potential and on request the current owners can provide some early architects sketch drawings showing what potential lies within. There is also a large lean-to log store, and important asset providing space for fuel for the 2 stoves.
Ballavoulin is certainly a house not to be missed.
The house generally is provided with background heating from a mixture of electric storage heaters and panel heaters. There is also underfloor heating in the hallway, kitchen, ensuites and shower room. More intense heat, when required is provided by a stove in the Lounge and the study/bed 4. There is also a heated towel rail in the under-stair Utility room/WC.
The cooker and hob are electric although there is a copper gas pipe (to external gas bottle storage) already installed and could be brought back into use. There is also a new electric car charging point close to the entrance of the property. This could be converted to an external mains supply (for power washing or car valeting) or the charging point could be left with the property, subject to negotiation.
To offset its carbon footprint, along with the cost of electric space and water heating, the house has the benefit of both 'solar photovoltaic' and 'solar thermal' panels fitted to the south facing roof. The 'photovoltaics' not only reduce electricity bills but also come with an average annual income in the region of £1,400 and this is linked to the Retail Price Index for the next 21 years. The 'thermal' panels produce an average of 80% of the total annual hot water requirements. The result of these improvements is that the net annual electricity costs (including the overnight charging of an electric car doing about 12,000 annual miles) is about £500. If you were to reduce this amount by the cost of charging the electric car (at 12,000 miles at 2p per mile this would equate to £240) this would bring the overall annual electricity bill for Ballavoulin down to an estimated average of £260 per year! Not bad for electric heating with no maintenance costs!
The Drumnadrochit area is famous for its association with Loch Ness and is an excellent point from which to explore the Highlands with its unspoilt hillsides and haven for plants and wildlife.
There are numerous sporting opportunities especially water sports and cycling.
The area is less than an hour from a number of stunning east coast beaches, at Dornoch and Nairn, an hour and a half from the famous west coast of Scotland and is also in easy reach of a number of ski resorts. So something for everyone!
The village of Drumnadrochit has good local shops, highly acclaimed primary and secondary schools, restaurants, hotels and museums, garages and filling stations and a brand new medical practice.
The hamlet of Milton is well positioned - 16 miles from Inverness and 25 miles from Inverness Airport providing regular flights to both Europe and the rest of the UK.
Inverness is known as the capital of the Highlands and has all the facilities required to support this label. There is a large hotels, department stores and supermarkets, retail parks and cinemas.
More 'esoteric' entertainment can be found at venues such as Eden Court with its full sized opera house and concert hall, bars and restaurants, this is the city's main venue for drama and musical entertainment, presenting a varied year round programme of shows to suit all tastes.
Inverness boasts an excellent selection of restaurants for all tastes along with bars and nightclubs and live music venues throughout the town.
These are for general guidance only. You are responsible to confirm accuracy by inspection.