Eleanor Cottage, 23 Braichlie Road, Ballater, AB35 5PW

• Oil Central Heating
• Triple Glazing
• Mains Drainage
• Summer House
• Secure Garden
• Council Tax Band E
• EPC Band C

We have pleasure in offering for sale Eleanor Cottage, an attractive and beautifully presented three-bedroom detached cottage situated within the highly desirable Deeside village of Ballater.

The property has been thoughtfully extended and upgraded to provide an excellent combination of traditional charm and contemporary accommodation. Of particular note is the impressive open-plan kitchen, dining and family area, which forms the heart of the home and is flooded with natural light from the extensive glazing. Complementing this is a cosy separate sitting room located within the original part of the cottage, providing a quieter and more traditional living space.

The accommodation is arranged entirely on one level and offers considerable versatility, making the property equally suited to permanent family occupation, retirement living or continued use as a high-quality holiday property. Eleanor Cottage is currently configured to accommodate up to six guests and comprises three bedrooms and two bathrooms.

Externally, the property enjoys a particularly attractive, fully enclosed south-facing garden, incorporating areas of lawn, established planting, patio seating, dual access shed and a summerhouse. The garden provides a pleasant degree of privacy and offers an excellent space for outdoor dining and entertaining.

Enter the property into the well-presented accommodation, which has been finished in a tasteful contemporary style while retaining much of the charm and character.

A particular highlight of Eleanor Cottage is the impressive open-plan kitchen, dining and family room. Generously proportioned and exceptionally bright, the room benefits from extensive windows overlooking the garden, attractive Amtico Signature American Oak flooring and a wood-burning stove, which creates a natural focal point.

The contemporary kitchen is fitted with an excellent range of units, providing extensive storage and worktop space, together with a breakfast bar. Appliances include an electric oven, induction hob, microwave, warming / proving drawer, wine cooler and dishwasher. A Velux roof window provides an abundance of natural light to the kitchen. The adjoining dining and family areas provide ample space for both everyday living and larger-scale entertaining.

Located within the original part of the cottage is an attractive separate sitting room which provides an appealing contrast to the open-plan family accommodation. The room has been comfortably arranged around a second wood-burning stove, set within the fireplace, and provides a warm and relaxing space particularly well suited to the colder months. The neutral décor and timber detailing visible throughout the property complement the cottage’s traditional character.

A useful separate utility room provides additional domestic storage and houses the washer/dryer and boiler, allowing laundry facilities to remain separate from the principal kitchen and living accommodation. The room also benefits from coat hooks and a hatch providing access to the loft space.

The principal bedroom is a well-proportioned double room with space for freestanding bedroom furniture. The room benefits from fitted carpet and a ceiling hatch with a pull-down ladder providing access to the loft space, together with its own en-suite shower room.

The en-suite shower room is fitted with a generous shower enclosure, a wall mounted storage unit with integrated wash-hand basin, WC and heated towel rail. Ceramic tiled flooring and a sun tunnel provide both a stylish finish and an abundance of natural light.

A further attractive double bedroom, presented in neutral tones and offering ample space for freestanding furniture. The room also benefits from a feature fireplace.

The third bedroom is a versatile space, currently arranged with bunk beds and ideally suited to children or visiting guests. Alternatively, it could be used as a single bedroom, home office or study, depending on the purchaser’s requirements.

The family bathroom has ceramic tiled flooring and is generously equipped with both a bath and separate shower enclosure, together with a WC, wall-mounted storage unit with integrated wash hand basin and heated towel rail. The room also benefits from a privacy window, extractor fan and useful shelving.

Outside

Eleanor Cottage occupies an attractive garden plot, with the principal garden enjoying a southerly aspect.

The garden is fully enclosed and predominantly laid to lawn with established shrubs, colourful planting and decorative stone borders. A patio/seating area provides ample room for garden furniture and outdoor dining, while the orientation of the garden allows it to take advantage of sunshine throughout much of the day.

Also situated within the garden is a substantial summerhouse, providing an excellent additional amenity which could be used as an entertaining space, hobby room or simply somewhere to relax overlooking the garden.

Separately there is a bespoke dual access garden shed which provides ample storage for garden equipment, bikes, ski equipment etc.

Fixtures and fittings

The roller blinds, light fittings and white goods excluding the fridge/freezer are to be included in the sale. The large garden shed and summer house will remain.

Location

The picturesque village of Ballater is set in the heart of Royal Deeside, approximately 40 miles West of Aberdeen on the main A93 amid the beautiful countryside within the Cairngorms National Park. Ballater offers a wide range of social clubs and events including the popular annual activities throughout Victoria Week in August which hosts the renowned Ballater Highland Games, as well as the Ballater Walking Week and Golf Week. The village boasts a wide and varied selection of quality shops, coffee shops, restaurants, hotels, and a Health Centre. A primary school with a pre-school nursery is available in the village with secondary schooling at the Academy in nearby Aboyne serving the senior pupils with school transport being provided. A regular public bus service travels to Aboyne through to Aberdeen as well as Crathie and Braemar. The village boasts an excellent 18-hole golf course, and tennis courts with further outdoor pursuits available in the area including a vast selection of walking routes, horse riding, fishing, shooting, gliding and winter sports nearby at the Lecht and Glenshee. A swimming pool and leisure facilities are available at the Hilton Craigendarroch Hotel. Ballater is within easy commuting distance to the business parks at Westhill and Kingswells, as well as the Aberdeen Western Peripheral Route (AWPR) which provides a quicker commute to areas north and south of the city centre, including Aberdeen International Airport.

Directions

Travel on the A93 from Aberdeen to Ballater. On entering the village, turn right at the T-junction onto Bridge Street and take the third left onto Victoria Road, just before the village green. Continue along the road and turn second on the left onto Braichlie Road and Eleanor Cottage is located on the left-hand side corner just after the crossroads clearly identified by our Mackinnons For Sale sign.