Property Under Offer in , Ballater
Offers in Excess of £590,000

PROPERY 1 (B&B)

Vestuble - 5' 9'' x 4' 6'' (1.76m x 1.36m)

Entrance vestibule with granite feature wall and partial wood panelling giving access to the main B&B.

Hallway - 8' 11'' x 7' 1'' (2.71m x 2.15m)

Charming hallway with fully carpeted staircase and pitch pine balustrade's leading you to the upper accommodation. Original wooden flooring.

Lounge - 13' 3'' x 11' 9'' (4.05m x 3.57m)

Cosy dual aspect lounge with feature large open granite fireplace and stone hearth, housing the large wood burning stove. This is currently used as a private sitting room but could easily be utilised for guests. The natural floorboards are continued in this room.

Dining Room - 16' 1'' x 12' 9'' (4.91m x 3.89m)

A spacious and bright dining room due to the large bay window supplying ample natural light. There is space for several tables to cater for staying guests, and twin arched alcoves with base storage either side of an open fire set in marble with a wooden surround. Original wooden flooring continues.

Kitchen - 21' 4'' x 9' 0'' (6.50m x 2.75m)

A good sized fitted solid wood kitchen with wooden edged work surfaces with splash back tiling. Appliances include a large bread oven, double oven and extraction hood, plenty of space and plumbing for free standing washing machine, dishwasher and fridge freezer. There is also a double storage cupboard and the floor is finished in a tile effect vinyl.

Landing

Large gallery landing with pine balustrade giving access to all sleeping accommodation with ample space for free standing furniture to store games and toys for the younger guests or casual seating to relax and read. There is also a double walk in storage cupboard with partial shelving, the hot water tank is here also. Fully carpeted and loft access.

Bedroom 1 - 12' 8'' x 11' 9'' (3.86m x 3.58m)

Situated at the front of the property with views of the garden from the feature bay window is a spacious and bright double room, with a large walk in wardrobe which would be easy to convert into a further en suite shower room. There is ample space for free standing furniture and seating and is fully carpeted.

Bedroom 2 - 12' 8'' x 11' 7'' (3.86m x 3.52m)

Bedroom 2 is another good sized double room for guests with a seating area and access to Jack and Jill facilities. The room has a large picture window to the front and is fully carpeted.

Jack and Jill Bathroom - 10' 5'' x 7' 11'' (3.17m x 2.41m)

Jack and Jill bathroom which is situated between bedroom 2 and the landing has a bath with electric instant shower over and glass screen, wash hand basin and WC. There is also a wall mounted mirror with lighting and a useful single storage cupboard perfect for storing all your linen and towels. The floor is finished in dark wood.

Bedroom 3 - 13' 0'' x 10' 11'' (3.95m x 3.34m)

A spacious double bedroom, currently set up as a twin with space for free standing furniture and casual seating. It is neutrally decorated and fully carpeted.

En suite - 5' 7'' x 3' 10'' (1.70m x 1.17m)

Fully tiled corner cubicle with instant shower, wash hand basin with tiled splash back and WC.

Bedroom 4 - 13' 9'' x 13' 6'' (4.20m x 4.12m)

The last of the sleeping accommodation is this super dual aspect double room with fitted units including wardrobes and chest of drawers. Freshly decorated and fully carpeted.

En suite - 13' 6'' x 5' 3'' (4.12m x 1.60m)

Generous sized en suite with a bath incorporating an instant shower over with a glass screen and white tiling splash back. wash hand basin, WC and bidet.

PROPERTY 2 (owners' accommodation)

Vestibule - 6' 0'' x 5' 5'' (1.82m x 1.65m)

A sunny and bright vestibule which gives access to the apartment and property number 2, there is room for coat storage and the floor is finished in ceramic tiles.

Hallway - 22' 7'' x 10' 2'' (6.88m x 3.11m)

Hallway giving access to the rest of the accommodation with a single cupboard under the stairs that provides good storage. The floor is finished in a wooden style laminate.

Lounge - 22' 4'' x 14' 6'' (6.80m x 4.43m)

This very generous but cosy room has a large bay window to the front and twin windows overlooking the rear garden and fully carpeted stair with traditional wooden balustrades leading to the upper accommodation. The rear part of the room currently used for seating would provide space for a large dining table and chairs. The room is decorated in neutral tones with a fully fitted carpet.

Dining room - 10' 4'' x 10' 2'' (3.14m x 3.11m)

A very bright and versatile room with a large window and double doors to the rear garden. It has ample space for table and chairs and the fully glazed door leads through to the lounge. The wooden laminate is continued.

Dining Kitchen - 16' 9'' x 12' 7'' (5.11m x 3.83m)

Fully fitted kitchen in a soft white shaker with ample wall, base and a larder unit and grey stone effect work surface. Stainless steel sink positioned at the window overlooking the woodland. Integrated appliances include oven with a ceramic hob and stainless-steel chimney extraction hood. Plumbing and housing for a free-standing washing machine and fridge/ freezer. Large picture window to the front makes this kitchen/dining very bright lots of space for a large table and chairs. Wood effect laminate and the boiler is located in the larder unit.

Bedroom 3 - 8' 8'' x 8' 6'' (2.63m x 2.58m)

A useful downstairs double bedroom that would also provide an excellent home office. The room is neutrally decorated and fully carpeted in a hard matting.

Shower Room - 7' 5'' x 6' 5'' (2.25m x 1.95m)

Fully tiled corner cubicle incorporating a mains shower, wash hand basin with mirror and separate light, WC and a white heated towel rail. Window with a deep sill perfect for display items and finished with vinyl floor covering.

Bedroom 1 - 11' 8'' x 10' 10'' (3.56m x 3.31m)

Large double room with bay window providing superb views across the neighbouring hills, recessed area with hanging and shelved storage and fully fitted carpet.

Bedroom 2 - 9' 10'' x 7' 9'' (3.00m x 2.37m)

Single room at the rear of the property decorated in soft tones and fully carpeted.

Family Bathroom - 9' 10'' x 6' 0'' (3.0m x 1.84m)

A bright bathroom due to the Velux letting in lots of natural light. Consisting of white bath, wash hand basin and WC. Cream vinyl flooring finishes off this family bathroom.

APARTMENT

Stairwell - 12' 4'' x 6' 4'' (3.76m x 1.92m)

Stairwell leading to the apartment has a hard matting and cast-iron balustrade's.

Kitchen/dining/living room - 17' 2'' x 12' 6'' (5.24m x 3.80m)

Open plan kitchen/dining/living room fitted with wall and base units with wooden work surfaces, integrated dishwasher, cooker, fridge and freezer, along with plumbing and space for a washing machine. Ample space for a table and chairs and soft seating. The area is decorated neutrally and is fully carpeted.

Bedroom 1 - 8' 9'' x 8' 8'' (2.67m x 2.65m)

A light and airy double room fully carpeted.

Bedroom 2 - 9' 10'' x 9' 10'' (3.00m x 3.00m)

Situated at the rear with views of the gardens and woodlands is another double room. Fully carpeted.

Bathroom - 8' 2'' x 6' 0'' (2.50m x 1.84m)

Bright and modern bathroom with a stylish roll top bath with mains shower and curtain screen, white brick style tiling, wash hand basin with wall mounted mirror, separate light and WC. Ceramic floor tiles finish off this super bathroom.

CAFE/BAKERY

Entrance Porch - 7' 10'' x 4' 2'' (2.39m x 1.28m)

Entrance porch giving access to the cafe/ Bakery through fully glazed doors with grey industrial flooring.

Cafe - 33' 2'' x 14' 5'' (10.11m x 4.40m)

A superb cafe that would seat around 20 covers with a wood burning stove set on a slate hearth to keep all your customers cosy in the winter months while they relax and enjoy a bite to eat and for those summer days why not open up the double doors to the garden where there is additional outdoor seating. The floor is finished in a oak effect vinyl.

Rear hall - 6' 3'' x 3' 3'' (1.90m x 1.0m)

Situated between the ladies and gent's toilets is a waiting area, room for coat storage and an occasional chair, non slip industrial flooring continuing.

Ladies/disabled - 6' 3'' x 4' 9'' (1.90m x 1.44m)

Ladies/disabled toilet which is a good size and fitted with handrails and alarm cord, Wash hand basin and WC. The floor is finished in an industrial none slip covering.

Gents' - 6' 3'' x 3' 10'' (1.90m x 1.17m)

Gents' toilet with wash hand and WC, none slip industrial flooring continues.

Cafe kitchen - 16' 1'' x 18' 10'' (4.90m x 5.75m)

A generous sized industrial kitchen with two large stainless-steel sinks and drainers, large purpose-built wood fired bread oven and fitted shelving. All of the current equipment belongs to the present tenant and will be removed prior to the sale. The floor is finished in a none slip industrial covering.

Bakery preparation area - 15' 8'' x 14' 3'' (4.77m x 4.34m)

A fantastic preparation area at the rear of the cafe with two hand wash basins and ample space for industrial equipment. There is also a large storage area, perfect for dry ingredients. There is also a staff WC located off this room.

outside

Large timber Garage/workshop with double doors and ample parking for Crannoch house guests. The separate garden areas are mainly laid to lawn with mature trees. Private car park for the Cafe/Bakery which provides spaces for a large number of vehicles. The pretty garden and decking area is perfect for outdoor seating.