4 bed detached house for sale

The Bell Hoose, Kinneff, Kincardineshire DD10

Stunning church conversion, on the edge of a small village and close to the coast.

Description
The Bell Hoose is a delightful converted church, which dates from 1843. It was built at the time of the Disruption when the Free Church broke away from the established Church of Scotland. Later reunited with the Church of Scotland, the church continued to function as a local place of worship until it was sold to the sellers in 2011. They then set about an ambitious restoration programme, completed in 2013. The Bell Hoose is now an extremely well presented home, situated on the edge of the small village of Kinneff, bordering onto agricultural land, and with views out to sea. The building is easily seen from the sea, and as a church was known by sailors as The Bell Hoose when navigating up the coast, hence the poroperty’s name. It has an impressive stone built frontage, a slate roof and is harled to the sides and rear.

The Bell Hoose is very much a new house within an old shell. The works done were extensive yet great care was taken to preserve much of the original character and many features of the original building. The house is double glazed, while retaining the outward style of the original windows, including the retention of stained glass windows. These large windows bring wonderful light into this spacious property, particularly in the magnificent sitting room. Where possible original pine timbers have been retained and reused, including some of the doors. Particular care has been taken to ensure that the works were carried out in keeping with the building’s heritage. To the side is what was once the church hall, which was added in the 1950s, and within this is the splendid dining kitchen. There is a fine further upstairs reception room, currently used as a library, where a particular feature is the pulpit which has been retained and incorporated so that it overlooks the sitting room below. Also at first floor level is a wonderful principal bedroom suite. The Bell Hoose is an extremely interesting and well configured home, its new design greatly enriching the original structure. It works well as a family home, with a further three bedrooms downstairs, off a striking inner hallway. A new staircase was installed along with underfloor heating at both ground and first floor levels. A biomass boiler, photovoltaic panels and good levels of insulation mean that this is also an energy efficient house.

Front doors open to a porch with a stone flag floor and inner glazed doors, which open to a fine and bright double height sitting room, overlooked by the library with pine panelling and the pulpit above. There is a wood burning stove, two wall lights and double opening doors to the inner hallway. This hallway has a staircase to the first floor, under stairs cupboard, walk in shelved cupboard, low level lighting, striking black and white tiled floor, rear entrance door and a further walk in shelved and hanging cupboard. There is a WC by the back door with washbasin and a tiled floor. The fabulous dining kitchen has a dining area with church pew seating, and a tiled floor. The well appointed and fully fitted kitchen has ample units with wooden worktops and a breakfast bar, under counter Indesit fridge and a one and a half bowl Franke sink with flexi tap, while Bosch appliances include an induction hob with extractor, combination microwave, warming drawer, oven and integrated dishwasher. Off the kitchen is a snug with shelves, wall mounted Sony TV and engineered wooden flooring, while a utility room, again with a tiled floor and wooden work surfaces, has a Franke sink, plumbing for a washing machine, and a walk in airing cupboard housing a hot water tank and a clothes pulley.

Also off the inner hallway are three double bedrooms. Bedroom 1 is currently used as an office, while bedrooms 2 and 3 have wardrobes and storage cupboards. The family bathroom has a bath, shower cubicle, washbasin, WC and a tiled floor. The staircase leads up to the library, which is a lovely upstairs reception room, again light and spacious, with beams, shelves and a walk in shelved cupboard. Off this is the principal bedroom suite. The bedroom has fitted wardrobes. There is an ensuite bathroom with free standing bath and mood lighting. A further ensuite has a shower cubicle, washbasin with vanity unit, WC, tiled floor and leads through to a dressing room with fitted units, hanging rails and dressing table. This links to the library so could be a child’s bedroom if required.

The main area of garden is behind the house, with a sheltered paved seating area, borders, lawn, a polytunnel, hen house and run, garden shed and vegetable beds. There is further lawn in front, along with a tarred drive and ample parking. The wooden garage block has a slate roof, lean to log store, a boiler shed (5m x 3m approx.) housing a Ponast KP21 biomass boiler and four tonne hopper, along with an open fronted double car port (5m x 5.6m approx.) with power and light.

Location
The Bell Hoose is situated at the southern edge of the small village of Kinneff in Kincardineshire. The village itself is close to the coast, some 7 miles south of Stonehaven, and only 23 miles from Aberdeen. Aberdeen Airport (25 miles) is also very easily reached by the Western Peripheral Route. Kinneff has an active village hall.

Primary schooling is available at Catterline, and in Inverbervie which also has local shopping and services. More extensive facilities are found in Montrose, and in Stonehaven; the latter has a delightful harbour, along with a wide range of shops, pubs and restaurants, business services, and sports facilities, together with the UK’s only Art Deco seasonal outdoor Olympic sized swimming pool. The ruins of Dunnottar Castle, which is an iconic Scottish fortress, lie just to the south of Stonehaven. Secondary schooling is found at the Mackie Academy in Stonehaven, or the Mearns Academy in Laurencekirk. Lathallan, at Johnshaven, is a well known local private school, for both day and boarding pupils, which caters for all age groups. The A92 coast road, which passes through Kinneff, connects Stonehaven with Montrose. There are railway stations at Stonehaven, Laurencekirk and Montrose, with services to Aberdeen and the south, including a sleeper to London. There is a good bus service in the village.

Aberdeen, the Granite City, is only some 22 miles away. It is very cosmopolitan and has all the amenities expected of a major centre with a wide range of shopping, leisure, entertainment and cultural activities, together with extensive business facilities. Aberdeen Airport is well served by both domestic and international airlines. There is a good selection of independent schools in the city and two universities.

This part of the coastline features rugged rocky outcrops and cliffs, together with sandy bays and beaches, including that at St Cyrus which is also a nature reserve. There are a number of small fishing ports and harbours, including Catterline, Gourdon and Johnshaven, from which sea fishing, sailing and paddleboarding can be undertaken. Lobsters and crabs are a local delicacy. Catterline and the surrounding area is famous for its artists who visit and live locally, inspired by the beauty and intriguing history of their surroundings. Away from the coast the range of outdoor pursuits is impressive. Fishing can be taken on the North and South Esks, and on the River Dee, with Deeside being easily reached. There are numerous local golf courses including those at Stonehaven, Auchenblae, Montrose and Edzell. Inland lie the Grampian mountains which provide some of the best hill walking in eastern Scotland, with skiing at the Lecht and Glenshee.

Square Footage: 3,117 sq ft

Acreage:
0.49 Acres

Directions
If coming from the north on the A90 dual carriageway, just south of Stonehaven take the A92 turning signposted Montrose and Arbroath. Continue for some 6 miles to Kinneff.

If coming from the south on the A90, some 3 miles north of Laurencekirk, at Fordoun turn onto the B967 signposted Arbuthnott and Inverbervie. Continue for some 6 miles and then turn left on to the A92, just to the north of Inverbervie. Continue for about 2 miles to Kinneff.

If coming from the south on the A92 head north from Montrose, passing through to St Cyrus and Inverbervie and then continue as above.

In Kinneff, at the bus shelter, turn signposted Kinneff Church, and then left onto the old road, and the Bell Hoose will be seen on the right.

What3words - ///forensic.deflection.decorate

Distances - Inverbervie 3 miles, Stonehaven 7 miles, Laurencekirk 12 miles, Montrose 16 miles, Aberdeen 23 miles, Aberdeen Airport 25 miles, Dundee 45 miles

Additional Info
Viewings - Strictly by appointment with Savills .

Services - Mains water, electricity and drainage. Biomass central heating. 8 photovoltaic panels reduce running costs and provide an income.

Local Authority & tax band - Aberdeenshire Council Tax Band G.

Fixtures & Fittings - Fitted carpets, curtains and light fittings are included.

Photos taken and brochure produced - May 2025.

Access - The neighbouring property, Cadden House, has a right of access over the driveway.

Environmental Stipulations - The Bell Hoose is listed Category C.

Servitude rights, burdens and wayleaves
The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves, including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes, whether contained in the Title Deeds or informally constituted and whether referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied himself as to the nature of all such servitude rights and others.

Offers
Offers, in Scottish legal form, must be submitted by your solicitor to the Selling Agents. It is intended to set a closing date but the seller reserves the right to negotiate a sale with a single party. All genuinely interested parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection.

Deposit
A deposit of 10% of the purchase price may be required. It will be paid within 7 days of the conclusion of Missives. The deposit will be non-returnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents.
Important notice


Savills, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Our ref DRO250519