Property description

Ryan Forbes and Miller Stewart Estate Agents are delighted to welcome to the market Bogbain Farm located near Tain.

The main building sits within mature walled gardens and enjoys views to the open countryside. From the front entrance gives access to the hall, from here access to the formal living room and dining room then into the inner hall. The inner hall gives way to the sweeping staircase, under stair cupboard, lounge and to the rear hall. From the rear hall the dining kitchen, shower room and rear garden can be reached.

The upper landing gives way to the three large bedrooms and family bathroom with Jacuzzi bath. Out-with the property connected to the main house are two outbuildings which are currently bekng used for additional storage but could perhaps be incorporated into the main house (subject to consents)

The Property comprises:

Entrance vestibule

Shower room

Dining kitchen

Pantry

Family room

Living room

Dining room

Three double bedrooms

Family bathroom

Attached Outbuildings

Location

Bogbain Farm is situated just three miles south of Tain. The Royal Burgh of Tain is a small but thriving town located on the south shore of the Dornoch Firth and is Scotlands oldest Burgh. The town boasts spectacular architecture, an array of wildlife and a wide range of sporting activities. Tain also benefits from local amenities such as restaurants Inverness is approximately 40 minutes by car and the Dornoch Firth Bridge has enabled easy access North of Tain to Dornoch and beyond.

Features

• Family home
• Private Countryside location
• Stunning Avenue of Trees on drive up to Bogbain Farmhouse
• Potential to Add Value with modernising property
• Charming stone built farmhouse
• 3 public rooms
• 3 large bedrooms
• Wood burning stoves
• Rayburn
• Pantry
• Attached Outbuildings

Dimensions

Hall: 4.130m x 1.773m going into 3.509m x 4.026m (at widest point} and then into 2.470m x 2.531m

From the front entrance takes you into the lower hall with beige carpet, wallpapered walls and cornice, this hall gives access to the dining room, living room and inner hall. The inner halls gives access to the family room, stairs to upper floor, under stair cupboard and door to rear hall. The rear hall gives access to the rear garden, shower room and kitchen.

Living room: 4.232m x 4.719m (at widest point)

Positioned to the front of the property this room is bright and airy with carpeted floor, wallpapered walls and cornice. The room benefits from a wood burning stoves, recessed shelves and open views onto the garden.

Dining room: 4.225m x 4.700m

Another large room situated to the front of the property enjoying views to the garden. With carpeted floor, wallpapered walls and open fire with brick fireplace and recessed shelving.

Dining Kitchen: 4.029m x 4.092m

Well proportioned dual aspect room with a range of wall and base units and room for dining. The kitchen also benefits from a LPG fired Rayburn with tiled splash back.

Utility/Pantry: 1.420m x 1.058m

To the rear of the kitchen door leading to the shelved pantry/utility room.

Family room: 4.192m x 4.760m

Reached via the inner hallway and kitchen with carpeted floor, wood burning stove and painted walls with dado and boarder.

Shower room: 1.586m x 2.085m

Modern shower room with wet wall, vinyl flooring and walk in mains powered shower, vanity sink and w/c.

Upper landing: 4.905m x 3.877m

Carpeted, wall papered walls with heater connected to Rayburn.

Bedroom one: 4.736m x 4.214m

This large room is carpeted with wallpapered walls, recessed shelving and enjoys double aspect views.

Bedroom two: 4.321m x 4.328m

Another large bedroom with carpeted floor, wallpapered walls and sink.

Bedroom three: 4.340m x 4.191m

Situated to the front of the property and enjoys open views to both the front and side of the property. Carpeted with wallpapered walls and cupboard.

Family bathroom: 2.575m x 2.834m

Jacuzzi bath, pedestal sink and w/c. Built in wardrobes and carpeted floor.

Outbuildings one and two.

Two stone outbuildings connected to the rear of the farmhouse. One currently being utilised as an outdoor pantry/store and larger building not currently in use. Both connected to the rear of the property.

Outbuilding one: 2.686m x 3.319m

Currently being used as a utility and store room

Outbuilding two: 4.435m x 5.272m

Not currently in use, access from two points.

Services

Mains electric & water. Drainage to private septic tank. Broadband Available.

Council Tax

Band F

EPC Rating

Current EPC rating E

Disclaimer

Whilst we endeavour to make these particulars as accurate as possible, they do not form part of any contract or offer, nor are they guaranteed. Measurements are approximate and in most cases are taken with a digital/sonic - measuring device and are taken to the widest point. We have not tested the electricity, gas or water services or any appliances. Photographs are reproduced for general information and it must not be inferred that any item is included for sale with the property. If there is any part of this that you find misleading or simply wish clarification on any point, please contact our office immediately when we will endeavour to assist you in any way possible.

Property Features :

• Charming stone built farmhouse
• Generous sized rooms
• 3 Public rooms
• 3 Double bedrooms
• Mature gardens