For sale in Midmar, North Tillydaff, AB51 (ref: 9c08b726-2...)

We are delighted to offer to the market this beautifully presented five bedroom steading conversion within the ever popular hamlet of Midmar on Royal Deeside. The property was completely rebuilt in 2002 by the current owners and offers very spacious and versatile accommodation over two levels. The emphasis was on energy efficiency with heating supplied by a ground source heat pump distributed through underfloor and radiators. This is typically run on low cost off-peak electricity heating up the flagstone floors which provide sufficient thermal mass to ensure that the internal temperature does not vary by more than 1 degree C over a 24 hour period. The solar PV array generates up to 3.88kw most of which is consumed by the property but generates a FIT income of around £2,000 per year which will continue through to May 2031. The annual yearly energy costs including hot water and car charging is estimated at £536.36 after the FIT payment. The property has a mixture of double and triple glazing and also boasts two log burning stoves and large double garage. It is set within 1.085 acres that include lawn/garden area, orchard, coppice and L shaped field currently under grass. This is a premium property and we highly recommend viewing to fully appreciate the enviable lifestyle that it offers.

Accommodation
Vestibule, Hall, lounge/study area, kitchen/diner, sitting room/sun room, master bedroom with en-suite, 4 further bedrooms, study, family bathroom and utility room.

Vestibule6' 3" x 4' 7" (1.90m x 1.39m)A warm and welcoming entrance to this superb steading, plenty of space for outerwear storage, fitted store which houses the fuse box and the floor is finished in a hard matting.

HallwayA delightful hallway that is flooded with natural light due to the Velux windows set within the attractive vaulted ceiling. The two fully carpeted staircases with traditional wooden balustrades give access to the lounge and upper bedrooms and there is ample space for free standing furniture. The fresh white decor is complimented by the solid wood doors and finishes along with the Caithness flagstones with underfloor heating.

Kitchen/diner22' 8" x 17' 9" (6.92m x 5.42m)A stunning space with triple aspect and vaulted ceiling with exposed beams. The kitchen area is fitted with a range of bespoke wall and base units in a mixture of natural and duck egg painted pine originally fitted by Mother Hubbards of Torphins. This is perfectly complimented by the solid wood work surfaces, ceramic sink and drainer and splash back tiling. It also offers a large preparation area with basket, wine and pull out storage beneath. Appliances include rangemaster with double oven, grill and five ring ceramic hob along with dishwasher. The dining area offers ample space for a large table and chairs and is the perfect spot for those family gatherings or everyday dining. There is also space for a seating or family/play area. The Caithness flagstones with underfloor heating continue and the bi-fold doors open into the sitting/sun room.

Sun/sitting16' 2" x 13' 9" (4.92m x 4.18m)A stunning glass fronted room with pitched ceiling and double doors leading out to the garden. It provides a super every day sitting room and the modern wood burning stove provides the perfect focal point and additional warmth on those colder evenings. It is divided from the kitchen diner by wall to wall bi-fold doors that are perfect for opening the whole space up for large family gatherings or entertaining. The floor is finished in a wooden style click vinyl flooring.

Lounge1' 10" x 14' 6" (0.56m x 4.42m)The fully carpeted stair leads up to this fantastic space and you can't help but be impressed by the vaulted oak beam ceiling and the stunning views from both windows of Bennachie and the neighbouring countryside. The dual velux windows allow the natural daylight to stream in giving the room a light and airy feel and the main focal point has to be the large wood burning stove with a slate surround and hearth, adding that cosy touch. Plenty of space for large soft seating and even a mini Grand Piano. The room is decorated in soft tones with a feature wallpapered wall
and attractive exposed granite. The floor is finished in solid oak which continues up the steps to the open plan gallery studio.

Office/library13' 3" x 11' 5" (4.04m x 3.49m)This is a fantastic open plan space looking down to the lounge, and currently being used as a study/music room. The Velux roof windows offer natural light and the floor is finished in solid oak.

Master Bedroom12' 3" x 11' 10" (3.74m x 3.60m)A delightful and beautifully presented double room which benefits from wall to wall fitted wardrobes with mirrored sliding doors offering excellent storage. The window with deep sill again provides peaceful scenic views and natural daylight. Soft blue shades are complimented by the feature wallpaper and solid oak flooring.

En-Suite8' 2" x 2' 11" (2.48m x 0.88m)Fully tiled in a pretty blue mosaic it offers large cubicle with mains shower, wash hand basin and push button WC. There is a wall mounted cabinet along with chrome towel rail and product shelf. The oak floor continues.

Bedroom 213' 9" x 9' 9" (4.19m x 2.96m)Another generous double room on the lower level, perfect as a guest room or for older visiting family members. This room enjoys views of the garden and is stylishly decorated in fresh white with a feature wall papering creating a wood panelled appearance. There is ample space for free standing furniture and the room is perfectly finished in a fully fitted neutral carpet.

Bedroom 313' 1" x 11' 6" (3.99m x 3.51m)A spacious double room on the upper level with large dormer window offering those beautiful views. There is ample space for free standing furniture and there is a superb fitted desk with feature lighting. Soft white decor is enhanced with very attractive natural rough timber cladding and the space is completed with a neutral fully fitted carpet.

Bedroom 412' 1" x 11' 11" (3.68m x 3.64m)A further delightful upper bedroom with dual level Velux windows flooding the the space with natural light. There is ample space for a double bed or single with additional seating. There are two access points, one being to the floored loft area and the other into the eves that are also floored. The room is decorated with a mix of soft paint and pretty wallpaper with a fully fitted neutral carpet.

Bedroom 510' 11" x 6' 0" (3.32m x 1.84m)A single room overlooking the garden on the lower floor, currently used as a home office area but would also offer space for a craft room or nursery. The Caithness flag stones continue.

Family Bathroom10' 8" x 7' 11" (3.25m x 2.41m)A super bright family bathroom fitted to a very traditional style with four piece suite consisting of a striking free standing roll top bath with mixer tap and shower attachment, period wash hand basin, WC and bidet. The walk in shower is fully tiled with a glass wall and rainwater head and the pine panelling is complimented by the bright decor and patterned border tiles. The floor is again finished in the Caithness flag stones with under floor heating.

Utility10' 6" x 4' 11" (3.21m x 1.50m)The utility room is situated in the rear of the garage which is accessed via the main hall and is fitted with white units and a dark work surface giving you excellent storage for household products. There is plumbing and housing for the washing machine and tumble drier with the ground source heating system also positioned here.

Private Garden
The large garden to the front is bordered by hedging and dry stone dykes and offers a generous wooden decking area ideal for seating or alfresco dining. Sit and relax after a stressful day and take in that wonderful view while watching the local wildlife. There is a large area of lawn with ample space for children's play equipment and stone edged flower beds with perennials for extra summer colour. There are also 8 raised beds which are managed organically for a range of vegetables including potatoes, lettuce, beetroot, onions, carrots, etc. with strawberries, rhubarb and fruit bushes and a rockery. There is ample space for additional tubs and planters and a useful covered area outside the sitting/garden room with very useful everyday log storage.

Private Garden
Additional Land The orchard, coppice and L shaped field are currently under grass. The orchard contains 14 heritage fruit trees (mainly apples and plums) with raspberry canes, red current, black current and gooseberry bushes. The orchard also contains a 14ft X 25ft polytunnels which is organically managed for a wide range of vegetables including tomatoes, cucumbers, sweetcorn, courgettes, etc. The polytunnel is supplied with pressurised water and has a low level irrigation system. The coppice can provide a supply of firewood along with the fast growing willow hedge. The L shaped field area is believed to be suitable for a pony with the water supply to the polytunnel within approx 20m of the field boundary.