Gairdie House And Boarding Kennels, 201 Lednabirichen, Dornoch, Sutherland, IV25 3ND

Property Details

Gairdie House and Boarding Kennels is a unique and delightful stone-built extended cottage boasting exceptional elevated views in addition to a thriving business opportunity developed by the current owners over the past twenty four years.

The six bedroom property is situated in an area of peaceful Scottish countryside, just 5 miles from the historical village of Dornoch, popular for it's long golden sandy beach, the world famous Royal Dornoch Golf Course and nearby prestigious private members club, The Carnegie Club at Skibo Castle.

The popular kennels and cattery has built an excellent reputation and is currently licenced for 44 dogs and 12 cats, providing a reliable income stream all year round with purpose built facilities. Lapsed planning provides scope to expand the cattery.

A haven for humans, dogs, cats, honey bees and even visiting pheasants, the 3/4 acre site in which Gairdie House and Boarding Kennels is located, provides a peaceful and comfortable setting for all.

VESTIBULE, HALL &OFFICE - 3.90m x 4.00m (12'9 x 13'1 ) - Entrance to the property is via the glazed door from the raised patio area at the front of the cottage. The vestibule leads to the to the open hall and foot of the stairs via a half glazed wooden stable door. The open hall area at the foot of the stairs is currently used as an office with ample space for two desks and benefits from a large built-in cupboard which provides space for coats and boots, shelved to provide valuable storage space for files. A light and bright space with a window to the rear and light filtering down from the mezzanine above.
SITTING ROOM - 4.20m x 6.90m (13'9 x 22'7 ) - Facing the front of the property, the triple glazed patio doors lead to the raised outdoor patio area and overlook the large enclosed garden. A wood burning stove sits in the corner of the property on dressed Caithness Flagstone. The sitting room has ample space for seating and entertaining in this neutrally decorated room with solid oak flooring.
KITCHEN - 3.70m x 4.90m (12'1 x 16'0 ) - In keeping with the cottage feel throughout the property, traditional wooden base and wall units featuring black pearl granite worktop provide ample space for storage and food preparation. A Belfast sink, with traditional brushed brass mixer tap situated in from of a large window overlooking the garden. There is also an integrated dishwasher and double oven, in addition to an oil-fired Raeburn which provides heating and hot water throughout the original part of the property. A large heated cupboard situated in the corner of the room provides the ideal drying and storage space for coats and boots.
BEDROOM 1 - 3.70m x 3.70m (12'1 x 12'1 ) - A good sized double bedroom located at the front of the property, carpeted for comfort with ample space for bedroom furniture.
SHOWER ROOM - 2.30m x 2.00m (7'6 x 6'6 ) - Conveniently located between Bedroom 1 and the Kitchen, this shower room features a white WC, sink and shower enclosure with electric shower.
ANNEX - Built in 2010 the annex currently provides a useful utility area with 2 bedrooms, one with en-suite, but this could perhaps be divided to provide multi-generational living arrangements with self-contained accommodation.
KITCHEN / UTILITY - 4.30m x 3.60m (14'1 x 11'9 ) - Located to the rear of the property, this kitchen is currently used as a separate utility area, but consists of a full kitchen, complete with Raeburn. Featuring black pearl granite worktop, traditional base units with integrated dishwasher, and Belfast sink, in addition to space for washing machine and fridge freezer.
DINING ROOM - 4.30m x 3.50m (14'1 x 11'5 ) - Located within the annex this space makes for an excellent open plan kitchen dining area within defined areas separated by the original external stone wall, perfect for family gatherings and entertaining friends and features a wood burning stove, on a dressed Caithness flagstone hearth, with an exposed stone wall surrounding.
BEDROOM 2 / STUDY - 3.00m x 3.00m (9'10 x 9'10 ) - A small double bedroom with window facing the rear of the property, that could equally make an ideal study.
BEDROOM 3 with EN SUITE - 3.00m x 3.50m (2.20m x 4.00m) (9'10 x 11'5 (7'2 - A double bedroom with ensuite and built-in wardrobe, with sliding patio doors leading to a small courtyard area at the rear of the property. The ensuite features a traditional style white WC, pedestal sink, freestanding back-to-wall bath and corner walk-in shower enclosure with mains shower. Underfloor heating is provided beneath the flagstone flooring for comfort throughout Bedroom 3 and ensuite.
FIRST FLOOR - Stairs lead from the central hall area to the first floor glazed mezzanine and onto three further bedrooms and family bathroom. All bedrooms and the upper hallway are carpeted with the bathroom featuring vinyl flooring.
MEZZANINE - The perfect spot to enjoy your favourite book perhaps? Enjoy the sunshine beaming in through the large south facing window, the mezzanine provides a comfortable seating area, with spectacular views over surrounding countryside, the Dornoch Firth, and Easter Ross. On bonfire night and Hogmanay the current owners enjoy the fabulous firework displays of the surrounding villages and towns, from neighbouring Skibo estate, Tain, Dornoch and further afield.
BEDROOM 4 - 3.50m x 6.50m (11'5 x 21'3 ) - A large neutrally decorated bedroom with two velux windows encased within the sloped ceiling, offers ample space for king sized bed and bedroom furniture
BEDROOM 5 - 2.2 x 4.9 (7'2 x 16'0 ) - A double room with large window overlooking the front of the property.
BEDROOM 6 - 2.8 x 3.3 (9'2 x 10'9 ) - Overlooking the side of the property towards the driveway this double bedroom has sloped ceilings and features built in cupboards along the full length of one side of the room.
FAMILY BATHROOM - 2.2 x 3.1 (7'2 x 10'2 ) - White 3 piece bathroom suite, encompassing WC, built in sink with cupboard located underneath, bath and overbath electric shower. The bathroom features solid oak flooring and a large window overlooking the front of the property offering magnificent views.
GARDEN - The extensive garden to front is fully enclosed, level and mostly laid to grass, with mature trees and shrubs bordering the west side of the garden. The gravelled parking area, located directly in front of the garage leads to a raised patio area, an ideal position for garden furniture and BBQ area, taking advantage of the spectacular views to the south of the property.

To the side of the property there are several raised beds in a sheltered area, suitable for growing fruit or vegetables. The garden continues to the back of the property, where once again it is mostly laid to grass but interspersed with mature shrubs, and trees.

A wooden log store is located to the rear of the property.

There have been honey bees kept on the property for 11 years and the present owner has two bee hives located in the rear garden, benefitting from various surrounding fauna including a nearby abundance of heather.
GARAGE &DRIVEWAY - 4.2 x 4.5 (13'9 x 14'9 ) - Obscured by trees and shrubs from the roadside, the property is accessed via a short, discreet driveway leading to the side of the building, providing parking for visitors, direct access to kennels and the reception.

A wooden gate leads to a private parking area located directly in front of the single garage.
KENNELS
BLOCK 1 - 10m x 7m (32'9 x 22'11 )
BLOCK 2 - 10m x 10m (32'9 x 32'9 )
BLOCK 3 - 4.7m x 3.8m (15'5 x 12'5 )
Gairdie Kennels is currently licensed to provide accommodation for up to 44 dogs (within 22 units).

The original kennel building is of block and timber construction, with 10 kennels. Each kennel features an enclosed run and a raised, heated sleeping area.

Constructed in 2007, the new kennel concrete block building has an additional 10 kennels, with individual runs, and heated sleeping areas. This building provides direct access to the larger communal enclosed grassed run. The new kennel block is fully enclosed with ventilation for comfort.

To the rear of the property are an additional 2 kennels, which are not in use commercially.

To the far side of the property are 2 large and secluded kennels, with individual runs and heated sleeping areas. These kennels feature a private enclosed grass run. All kennel buildings have concrete floors with drainage, lighting throughout, and have electricity and water supplied. The original kennel building and new kennel building are joined by an enclosed, secure, walkway ensuring the safety of animals at all times.
CATTERY - Located at the rear of the property the wooden framed, roofed cattery is licenced to provide accommodation for up to 12 cats (within 6 enclosures).

Sheltered by surrounding trees and mature shrubs the cattery has six enclosures, with individual exercise runs and heated sleeping areas. Ample space for exercise and comfortable for nap time.

The cattery is a fully enclosed unit with a double door system to ensure safety of animals.

There is lapsed planning 06/00477/FULSU (granted in 2007) for a new cattery building.
RECEPTION / STORE / ISOLATION - Located just beside the guest parking/drop off area the kennels reception provides an area to meet and greet clients and their pets, to store food in the vermin proof food storage units, and as a useful store of animal bedding.

The reception area has electric and water, with stainless steel sink and ample worktop space for preparing meals for animals. There are three stainless steel isolation kennels located within this area.
ADDITIONAL INFORMATION - Flagstone flooring throughout the ground floor of the property except sitting room and bedrooms.

The original building and annex have separate power supplies. In addition to mains electric the original building, encompassing the kennels and cattery, is provided with a back up power switch for optional connection to a petrol generator, ensuring the continued comfort for both owners and animals in residence.

- Highland Council Tax Band E
- Oil central heating
LOCATION - Overlooking the Dornoch Firth and Easter Ross, south-facing Gairdie House and Kennels sits on an elevated site just 4 miles from the vibrant coastal town of Dornoch, in East Sutherland.

The secluded property, surrounded by neighbouring croft land, is in a quiet and peaceful situation yet conveniently sits just 1 mile from the A9, part of the popular tourist route, the NC500.

The historic town of Dornoch is a vibrant and active community within the Scottish Highlands that boasts a number of independent shops, cafes and restaurants as well as local doctors, primary and secondary schools. The nearest veterinary surgery is located just 9 miles south in Tain, where you'll also find supermarkets such as Tesco, Asda and Lidl. The city of Inverness, regarded as the capital of the Highlands, is located 50 miles south. Inverness airport offers flights throughout the UK and to European destinations such as Majorca and Amsterdam.

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BUSINESS INFORMATION - Reason for Sale: Retirement

Turnover: Available on Request

Net Profit: Available on Request

Current Rateable Value: £2,100

The property is protected by CCTV

All equipment associated with the operation of the boarding kennels is included in the sale and will be left in situ, including bedding, bowls, feed bins, fridge freezer, kennel laundry washing machine, cleaning consumables, heat lamps, cat trees and heated beds in cattery.
Under the Property Misdescription Act 1991 we endeavour to make our sales details accurate and reliable but they should not be relied upon as statements or representations of fact and they do not constitute any part of an offer of contract. The seller does not make any representations to give a warranty in relation to the property and we have no authority to do so on behalf of the seller. Services, fittings and equipment referred to in the sales details have not been tested (unless otherwise stated) and no warranty can be given as to their condition. We strongly recommend that all the information that we provide about the property is verified by yourself or your advisors. Under the Estate Agency Act 1991 you will be required to give us financial information in order to verify your financial position before we can recommend any offer to the vendor. A sonic tape measure has been used to measure this property and therefore the dimensions given are for general guidance only.

This house description is based upon information supplied by the owner, or on behalf of the owner. These property particulars are produced in good faith and do not constitute or form part of any contract. s1homes do not take any responsibility for the accuracy of the information contained in this document.