** CLOSING DATE SET - 12 NOON THURSDAY 16TH JUNE 2022 **

Just outside the tiny hamlet of Spinningdale lies Rowangarth, a six acre property containing a large five bedroom house, a double garage and workshop with accommodation above, and various outbuildings. There is also planning in principle for the construction of an additional dwelling house on part of the site.

The house is a two-storey, post and beam timberframe structure, built using traditional craft techniques and natural materials. The ground floor comprises a large, farmhouse-style kitchen and dining area, sitting room, entrance hall, utility room and bathroom. A corridor leads to four bedrooms (one currently used as a study) one of which has an en-suite shower room. Running along the full length of the south wall of the east wing is a spacious conservatory. The first floor, with its high vaulted ceilings, contains a fifth, large, double bedroom, a second bathroom, an office area, TV seating area and huge open studio space.

At the centre of the building is a major feature of the house - the “Solar Room”. This stunning six-metre high space, with its full-height, south-facing windows, captures solar energy and stores it in the hand-cut flagstone floor and clay brick walls during the day and passively releases it when the temperature drops in the evening.

The main heating system comprises a newly-installed, high efficiency air source heat pump circulating heat through underfloor heating pipes. Additional heat is provided by solar thermal panels, a wood-burning cooker in the kitchen, a log-burner in the sitting room and a large Scandinavian “Masonry Heater” (a type of woodburning storage heater) in the solar room

This property has 6 acres of land.

Outside

Bounded on the east by “The Fairy Glen”, through which the Allt nan Eun (Burn of the Birds) tumbles over a spectacular waterfall, Rowangarth is surrounded on three sides by Ledmore and Migdale Woods, a 1700 acre, wildlife-rich property belonging to The Woodland Trust with kilometres of glorious paths. The gently sloping, south facing site affords fabulous views of the woods, Migdale Rock and Spinningdale Bog, a Site of Special Scientific Interest. The property is approached over a driveway providing parking for multiple vehicles and giving access to a detached 38 ft. larch clad garage/workshop with external stairs rising to a first floor studio annexe comprising living space, fitted utility room and shower room. The mature garden surrounding the property is laid mainly to gently-sloping lawn bordered by well-stocked shrub beds and features numerous seating areas, a polytunnel with neighbouring garden shed, an area of rough pasture and a covered veranda off the family area, ideal for entertaining and al fresco dining, the whole set against a backdrop of mature woodland and enjoying stunning views over surrounding rolling countryside towards the Dornoch Firth.

Situation

The small Highland hamlet of Spinningdale lies on the north shore of the Dornoch Firth in eastern Sutherland near to Migdale with its eponymous loch and is surrounded by stunning scenery offering a wide range of outdoor pursuits including hill walking, mountaineering, country sports and golf together with sea, river and loch fishing. Nearby Bonar Bridge offers a good range of day-to-day amenities including local shopping, a hotel, restaurant, library, GP surgery, golf club and popular primary school. Ardgay also caters for most daily needs, having a local shop/café, community hub with gym, hairdresser, garage. church and village hall. Also lying on the north shore of the Dornoch Firth, Dornoch is a former royal burgh and seaside town in the Highlands of Scotland. The town offers a good range of amenities including a cathedral, High Street and independent shopping, numerous bars, cafés and restaurants, a Co-op store, local services, primary and secondary schooling and offers a wide range of outdoor pursuits including miles of white sandy beaches and two links golf courses. Nearby Tain also offers a wide range of shops, cafés and restaurants and is home to the famed Glenmorangie Distillery. Communications links are excellent: the nearby A9 gives easy access to Inverness and its airport, Ardgay and Tain stations offer regular direct services to Inverness and onward connections to Edinburgh, Glasgow and London, Dornoch Aerodrome has a small grass airstrip suitable for light aircraft and helicopters and Inverness Airport offers a range of domestic and international flights.

Directions

From Inverness head north on the A9, cross the Dornoch Bridge then after approx. 2 miles turn left onto A949 signposted ‘Bonar Bridge, Spinningdale, Clashmore, Lairg’ and after 4.9 miles Rowangarth can be found on the right-hand side.