UNDER OFFER - CLOSING DATE - THURSDAY 6 OCTOBER 2022 AT 12 NOON - Set on a private and rarely available 1.022 acres of land and surrounded by Forestry Commission woodland, Porch House is set in a quiet and unique location that is simply incredible! The three-bedroom cottage enjoys a versatile layout that will suit a variety of purchasers, not least those looking to enjoy the natural beauty of the Cairngorms National Park on their doorstep. Accommodation briefly comprises of a fantastic sun porch which leads through to the L shaped hall which provides access to the further spaces. The front to back sitting room with dining space is flooded with natural light from triple aspect windows out to the beautiful grounds and enjoys an open fireplace. The kitchen is well proportioned and provides access to the rear gardens whilst the bathroom also benefits from a separate shower enclosure and serves the three generously sized double bedrooms. Outside the wonderfully rural gardens provide a wealth of interest and a gravel drive leads to the front of the house with extensive parking. Lawns then frame the house, which have a backdrop of mature native trees making the house private and secluded. The home is bounded with a mixture of low level dry stone wall and post and wire fencing and the area is a haven for wildlife due to the secluded location, the mix of native species and the different habitats. You can sit in the garden and watch roe deer, birds, red squirrels and rabbits go happily about their business, with no traffic noise to mar the peace and no light pollution to dim the brightness of the stars. Porch House is an idyllic Highland retreat which feels wonderfully secluded without being isolated. Energy Performance Certificate E

Drumguish - The quiet hamlet of Drumguish is located only three miles from Kingussie, the capital of Badenoch, with fantastic amenities that cater for locals and visitors. The quiet town is best known for its excellent single malt whisky produced by the Speyside Distillery where connoisseurs can arrange a tour and a tasting. For those who enjoy walking, the nearby River Tromie offers lovely walks along the river bank to the RSPB Nature Reserve at Insh Marshes. The national monument of Ruthven Barracks is another popular local attraction close to Porch House. If you want to hire a mountain bike or arrange a guided tour, then you can do it in Kingussie, where it's also possible to go climbing, hiking and pony trekking. Kingussie's golf course dates back to 1891 and is considered one of Scotland's most challenging; or test your angling skills in the River Spey and local lochs. If you're there during shinty season (shinty is a bit like hockey and played between March and October) then take time to watch Kingussie Camanachd play. The local team holds the Guinness World Record as the most successful sporting team ever. Kingussie has a great choice of places to eat, drink and shop, as well as attractions like the Highland Wildlife Park (6-miles), Landmark Forest Adventure Park (outside Aviemore), Loch Insh Watersports (6-miles) and the Ruthven Barracks and Castle.

Aviemore and the surrounding Highlands offers a wealth of mountain activities. From November, this Highland idyll turns into a vibrant winter playground with some of the nation's best skiing and snowboarding conditions consistently found at Aviemore's ski fields. The Cairngorm Mountain Resort is only 20 miles from the cottage, so you can spend every day on the slopes if you want.

Sun Porch - 2.78m x 1.65m (9'1" x 5'4") - The sun porch is located to the front of the property and provides a bright welcome with glazing to three sides and an entrance door leading inside. It is ideal for outerwear and boot storage as well as offering a delightful spot to sit and watch the plethora of winged visitors to the gardens. There is carpet tile flooring, ceiling lighting and a further door offers access into the hall.

Hall - The spacious L shaped hall provides access to the further accommodation and there is a, loft access hatch, low level cupboard with electrical consumer unit and a shelved airing cupboard housing the hot water cylinder. There is carpet flooring and ceiling lighting.

Sitting / Dining Room - 4.43m x 5.10m & 3.75m x 2.92m (14'6" x 16'8" & 12' - This is a wonderfully bright and airy living space with large picture windows to three sides which bathe the room in natural light. Focused around an open fireplace with a slate hearth and brick surround, this warm and inviting room has plenty of space for lounge furniture in addition to ample space for a large dining table and chairs. There is carpet flooring, ceiling lighting and two doors lead to the hall and kitchen.

Kitchen - 3.83m x 2.93m (12'6" x 9'7") - A wonderfully spacious kitchen with a good range of base, drawer and larder units with complementary worktops. Plumbing for a dishwasher and washing machine with space for a fridge freezer. A large picture window offers excellent natural light and a stainless steel sink with mixer tap is perfectly positioned enjoying views over the rear garden. This characterful room enjoys doors providing access to the hall and rear garden and there is tile effect vinyl flooring, ceiling lighting and an integral storage cupboard.

Bathroom - 2.64m x 2.93m (8'7" x 9'7") - A spacious and bright family bathroom comprising of a WC, pedestal wash hand basin with twin taps and a bath with twin taps and a large separate enclosure with electric shower. An opaque window to the rear allows for fabulous levels of natural light and there is ceiling lighting and a wall mounted vanity mirror.

Principal Bedroom - 3.46m x 4.24m (11'4" x 13'10") - This is a large and peaceful bedroom located at the rear of the home with a large picture window taking advantage of the marvellous views out over the gardens. There is a wash hand basin with twin taps, carpet flooring, ceiling lighting and a double integral wardrobe with good hanging and shelved storage.

Bedroom Two - 4.51m x 3.65m (14'9" x 11'11") - Another well proportioned bedroom with integral wardrobe storage and a picture window to the front of the property. There is ceiling lighting and carpet flooring.

Bedroom Three - 2.98m x 3.65m (9'9" x 11'11") - A spacious and light double bedroom with an integral storage wardrobe providing good hanging and shelved storage space. There is carpet flooring and ceiling lighting.

Outside - A particular feature of the property is the mature and rarely available grounds which stretch to circa 1.022 acres and are a haven for wildlife who frequently visit including, red squirrel, roe deer and a variety of birds. The gardens offer excellent variation, including areas of lawn with seating, shrubs and mature tree planting. The sweeping gravel driveway enters the property through an impressive low level dry stone walled entrance which leads to a parking and turning area for several vehicles and there is a timber shed to one side of the building. The gardens will offer the incoming owners variety, interest and lots of potential.

Services - It is understood that there is mains water and electrictity with drainage to a septic tank.

Home Report - To obtain a copy of the home report, please visit our website massoncairns.com where an online copy is available to download.

EPC Rating E

Entry - By mutual agreement.

Price - UNDER OFFER

CLOSING DATE - THURSDAY 6 OCTOBER 2022 AT 12 NOON

Viewings And Offers - Viewing is strictly by arrangement with and all offers to be submitted to:-Masson Cairns
Strathspey House
Grantown on Spey
Moray
PH26 3EQ
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Directions - What Three Words - ///incurring.skin.daytime
From Kingussie, head on the B970 towards Coylumbridge past Ruthven Barracks then past RSPB Marshes and turn right at the Drumguish sign. Once you have done this turn right at the crossroads and travel down to the Porch House.