Upper Muiryden, Fortrose, Ross-shire, IV10 8SW
Only by viewing this beautifully presented, individually designed, family home, can one appreciate the spacious accommodation within, set within large garden grounds in the rural community close to Fortrose and Avoch. Upper Muiryden, which was built by the current owners approximately seven years ago, offers thoughtfully designed living, taking into account the stunning and uninterrupted views across the open fields, to the Moray Firth from all angles of the property. This family home benefits from five bedrooms, two of which share a "jack and jill" en-suite, whilst the other two have their own. An unusual feature of this property is the upstairs lounge which takes in views out to the East and the West and downstairs, there is a family/dining area with kitchen off, all adding to the appeal of this comfortable family home. Heating is supplied by a Biomass boiler and the house
is fully double glazed. Additional land may be available under separate negotiation with the seller.
Entrance vestibule, reception hallway, upstairs lounge,
kitchen, family room, utility room, rear hallway,
cloakroom, five bedrooms, three ensuite shower rooms,
family bathroom. Bio mass heating. Double glazed.
Large gardens. Summer house. Wooden outbuildings.
Additional land under separate negotiation.
Offers over £425,000
Single track drive with grassed border, leads up to the front of the property
and provides ample parking for vehicles at the side. To the front, the garden
is laid to lawn with a central flower bed providing a pleasing focal point and
round to the side is a patio area from which to enjoy the all day sun. There is
a large summer house together with timber outbuildings both of which are
included in the sale.
Upper Muiryden is located approximately two and a half miles through the
hamlet of Killen and is also equidistant to the towns of Avoch and Fortrose,
both of which have a good selection of local shops, restaurants and
amenities. Local schooling is provided by Avoch Primary, with secondary
schooling being provided at the highly acclaimed Fortrose Academy. There
is a school bus which collects pupils at the end of the driveway, adding to the
convenience of the location.
Attractive, part glazed door with triple aspect windows to the side, opens into
the entrance vestibule, and a further door announces the reception hallway.
The hallway which is finished with solid oak flooring, provides access to the
family room/kitchen, two bedrooms and the family bathroom. There is a
good sized cupboard providing storage. Oak staircase with glass paneled
balustrades lead up to the first floor landing.
Approx. 4.72m x 3.60m (15'5" x 11'10")
This is a bright room and benefits from double aspect windows to the front
and glazed patio doors out to the side, taking in views across the fields to the
Moray Firth and hills beyond. This is a comfortable room and has a log
burning stove set on a Slate hearth providing additional heat. Tiled flooring
extends from here, through to the kitchen.
Approx. 4.75m x 3.59m (15'7" x 11'9")
This homely kitchen is fitted with a fantastic range of "Shaker" style floor
based units and wall mounted cupboards all providing good storage and
working areas. Inset in the solid oak work counter is the Belfast sink with
drainers either side and integrally fitted is the dishwasher and there is also a
free standing fridge freezer. There is a five ring gas, "Rangemaster" cooker
with built in extractor hood over and cupboards to the side. Windows to the
side and rear provide a good source of natural light. Tiling between the units,
and laminate tiled flooring completes this room. Door leads through to the
The rear hall which provides good storage, has a part glazed door out to the
side. Access is also gained from here to the utility room, study and WC.
This room has double aspect windows out to the rear and side. Carpet.
Approx. 3.00m x 2.33m (9'10" x 7'8")
The utility room is furnished with floor based units and wall mounted
cupboards providing good storage and working areas. Located below the
window to the rear is the stainless steel sink with drainer to the side and
below the work counter, is space and plumbing for an automatic washing
machine and tumble drier. Tiled floor completes this room.
The cloakroom is furnished with a WC, and wash hand basin. Window to the
side and laminate flooring together with extractor fan, complete this room.
Approx. 3.78m x 2.48m (12'5" x 8'2")
The family bathroom is located to the rear of the property and is furnished
with a four piece suite comprising a corner shower cubicle housing a mains
shower, dual flush WC, circular wash hand basin with storage under and a
separate, Jacuzzi spa bath. Carpet, and frosted window to the rear completes
Bedroom 1 & en-suite shower
Approx.4.06m x 2.91m (13'4" x 9'6")
The master bedroom is located to the front of the property and enjoys open
views out across the fields and beyond. This room benefits from a built in
double wardrobe, together with an en-suite shower room. Laminate flooring
gives this room a pleasing finish.
Approx. 2.67m x 1.60m (8'9" x 5'3")
The en-suite shower room is furnished with a dual flush WC, wash hand basin
with storage under and a mains shower finished with wet wall. Window to
the side, extractor fan and Laminate flooring complete this room.
Approx. 3.60m x 3.30m (11'10" x 10'10")
The second bedroom is a good sized room located to the rear of the
property. This room which also benefits from a built in wardrobe, is finished
with laminate flooring giving a pleasing finish.
first floor landing
Solid wood staircase with glazed balustrades and wood handrail, leads up to
the half landing further steps leading to the bright, airy and spacious
galleried landing. Two Velux windows to the front, provide a good source of
natural light to this pleasing area. Three further bedrooms, and the formal
lounge area located off here. A built in, double cupboard housing the water
tank also provides shelved storage. Hatch also provides access to the loft
space. Oak flooring completes the landing.
Approx. 7.34m x 4.67m (24'1" x 15'4")
Breathtaking and open views out to the South and West can be enjoyed from
the feature windows on the gable end and also from the windows to the
front. Laid with oak flooring, this room which has part combed ceilings, is
fitted with recessed lighting giving a pleasing finish.
Bedroom 3 & en-suite
Approx. 3.63m x 3.35m (11'11" x 11'0")
The third bedroom is located to the front of the property and is laid with
carpet. Benefitting from a built in wardrobe, this room shares a jack and jill
en-suite with bedroom four.
Jack and jill en-suite shower
Approx. 3.15m x 1.50m (10'4" x 4'11")
The en-suite is furnished with a dual flush WC, wash hand basin and mains
powered shower. Window to the side, laminate flooring and extractor fan
together with Amtico flooring completes this room.
Bedroom 4 & en-suite
Approx. 3.60m x 3.38m (11'10" x 11'1")
The fourth bedroom located to the rear, enjoys views out across the fields to
the woodland beyond. This room which is fitted with a carpet, benefits from
a built in single wardrobe.
Bedroom 5 & en-suite
Approx. 4.83m x 4.62m (15'10" x 15'2")
The fifth bedroom is located to the rear of the property has part combed
ceilings and benefits from a built in wardrobe providing hanging rail and
shelving. Laminate flooring and door to the en-suite completes this room.
En-suite shower room
Approx. 2.06m x 1.57m (6'9" x 5'2")
The en-suite shower room is fitted with a dual flush WC, wash hand basin and
corner shower cubicle housing a mains shower. Wet wall gives a pleasing
finish, as does the vinyl flooring and Velux to the side.
The heating is via a Bio-mass boiler radiator system.
Fully double glazed.
Mains water, septic tank drainage, electricity, telephone and TV points.
Outside tap. Superfast Broadband is also available here.
Council tax band
A Home Report can be downloaded from .
All fitted carpets, curtains, blinds, integral dishwasher and Rangemaster
cooker. The timber shed and outbuildings are also included.
By mutual agreement.
By appointment through Innes & MacKay Property Department on or direct to client on .
Coming from Munlochy, take the turning on the left hand side signposted
Killen and continue up this road for approximately 3 miles. There is a signpost
and road leading down up to the right through Killen itself and proceed for
a further two miles and Upper Muiryden is located on the left hand sign.
These particulars, while believed to be correct, do not and cannot form part of any
contract. A sonic tapemeasure has been used to measure this property and therefore
the measurements are for guidance only.