Cotton of Balnamoon, Brechin, DD9 7RJ

We are delighted to offer for sale this immaculately presented contemporary, two-bedroom cottage. Set in almost one acre of ground it includes a range of outbuildings, one of which is a u-shaped steading that has outline planning permission for a four-bedroom detached home. The cottage is in a tranquil picturesque rural setting at the base of the Angus glens yet only a seven-minute drive from Brechin town centre. The A90 provides easy commuting distance to the cities of Aberdeen and Dundee.

The cottage has been refurbished to a very high standard including double glazing, solar thermal panels, a multi fuel burning Boiler stove and an open fire making the property’s heating and hot water self-sufficient and economical to run. Large windows to the front of the property make the most of the stunning countryside views and allow an abundance of natural light to flood through.

Spanning two floors the ground level offers a spacious well-appointed dining kitchen, a generously proportioned lounge with a lovely cast iron open fireplace. A dining /family room with an inglenook style fireplace housing an attractive multi fuel burning Boiler stove. Completing the ground floor is a very stylish shower room. A curved oak staircase leads to the first floor where there are two good sized double bedrooms and another stylish shower room. Outside and to the front there is a large attractive enclosed garden which is mainly laid to lawn with a paved patio, making it a perfect setting for both relaxing and entertaining.

A U-shaped driveway gives access to the rear of the property where there is parking for several vehicles. This also allows access to the former “dairy parlour” which is attached to the property.

Heading south from Aberdeen on the A90 take the B966 exit towards Brechin. At the roundabout take the 2nd exit on to the B966. At the next roundabout take the 3rd exit onto Distillery Road. Take 2nd left onto North Latch Road, continue onto Pittendriech Road travelling under the A90 onto Brechin Road. Stay on this road until you come to a right turn signposted Balnamoon. Cotton of Balnamoon is further along the road on the righthand side as indicated by Smith Solicitors for Sale sign.

Heading north from Dundee on the A90 take left Turn to Careston (opposite Angus Grill & Larder) stay on this road, go pass Lochty Farm then take right turn at the fields with Xmas trees. Take 1st left onto entrance road as indicated by Smith Solicitors for Sale sign.

(Ground Floor)

Kitchen Diner: 5.59m x 2.94m (18’4” x 9’7”) approx.  A glazed uPVC door at the side of the property gives access to this very stylish kitchen which has been fitted with an excellent range of sleek light grey high gloss base units, soft close drawers and eyelevel units with a coordinating white galaxy work surface and tile flooring. Built in electric fan oven and four ring induction hob with a stainless steel extractor hood above. Integrated appliances include a three-drawer fridge and two spacious three drawer freezers, dishwasher and washing machine. Stainless steel sink and drainer. Ceiling hatch to gain access to a floored loft space. A large window looks out over the gardens. Opening to Dining/Family Room.

Dining/Family room: 4.84m x 5.45m (15’10” x 17’10”) at widest approx.  A spacious and bright room with large, glazed sliding doors leading out to the garden. A focal point of the room is the inglenook style fireplace with exposed sandstone and an attractive multi fuel burning Boiler stove. Laminate flooring then flows through to the rest of the ground floor. Understairs cupboard. Door to lounge. Door to shower room. Curved oak staircase to first floor.

Lounge: 4.92m x 3.65m (16’1” x 11’11”) approx.  Another spacious and bright reception room with patio doors to the garden. Attractive open fire with a cast iron inset, modern ornamental wood surround and a black marble hearth.

Ground Floor Shower Room: 2.26m x 1.70m (7’5” x 5’6”) approx.  This stylish shower room is fitted with a corner shower enclosure housing a thermostatically controlled shower. Whitewash hand basin and WC. Textured white tiling to walls and white floor tiling. Window with deep display sill. Extractor fan.

A curved oak staircase with glass panels leads to the first-floor landing.

(First Floor)

Bedroom One: 4.31m x 2.85m (14’1” x 9’4”) approx.  A good-sized double bedroom with wall-to-wall cupboards offering storage as well as housing the Central Heating Thermal Store Cylinder and solar heating controls. Window overlooking the garden with deep display sill and offering those stunning countryside views. Ample space for free standing furniture.

Bedroom Two: 4.31m x 3.72m (14’1”x 12’2”) approx.  A good-sized double bedroom with window overlooking the garden. Low level cupboard. Ample space for free standing furniture.

Shower Room: 1.77m x 1.77m (5’9” x 5’9”) approx.  This modern shower room has a corner shower enclosure housing a thermostatically controlled shower. Contemporary rectangular wash hand basin set in a white high gloss vanity unit with a mirror above. White WC with concealed cistern and attractive low-level tiling. Grey floor tiling. Extractor fan.

(Outside)

A U- shaped stone chipped driveway leads to the rear of the property and offers parking for several vehicles. To the front of the property there is a large fully enclosed garden which is mainly laid to lawn with a paved patio perfect for outside entertaining and relaxation. Safe for children and pets.

The range of outbuildings within the grounds include the former “Dairy Parlour” which is attached to the house and has three rooms. Central Heating pipework, Lighting and Power cabling have been installed to enable the Diary Parlour to be developed. The large main room is 6.62m (21’8”) x 3.98m (13’) approx. There is also a detached steading which has outline planning permission to convert into a four-bedroom family home. Both buildings offer huge potential for a number of uses subject to the correct planning permissions.

Outlined planning permission for the steading can be found at 23/00451/PPPL | Conversion of existing Steading including restoration, re-construction and new works to form new dwelling | South Cotton Menmuir Brechin DD9 7RJ

There is also a large metal shed which is currently used for storage of firewood and machinery.