Sea View Garden Open fire Balcony Off-street parking Central heating

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Flowerburn Cottage
Palace Gardens, Fortrose, Ross-shire, Highland.
(Front door:12 High Street IV10 8SX; back door:4 Academy Street IV10 8TW.)


Early 19th. Century Town House.
Listed building (C listed) with traditional features
Private location within Fortrose
Wonderful outlook over Moray Firth.
Sitting room, dining room, office/study,kitchen,utility room, 2 bathrooms, 5 bedrooms (one en suite).

. Offers over £330,000.

DESCRIPTION
This is a substantial house of traditional construction built in the early 19th century in Georgian style with large triple windows. It enjoys magnificent views south-west over the inner Moray Firth to the hills bordering the Great Glen beyond Inverness. Although situated in the heart of Fortrose, the property enjoys great privacy owing to its location in the former garden and orchard attached to Fortrose Cathedral – hence the name “Palace Garden”.
The large rooms have many traditional features, such as tiled fireplaces and cornices. The building is C listed, being of special architectural or historical interest. Accommodation on two floors comprises:-


Main floor (up some steps from both the front and back doors):-
vestibule, hall, rear hall with cloaks cupboard, drawing room, dining room, study or office, bathroom, kitchen, and utility room;

Upstairs:- three double bedrooms (one en-suite), two single bedrooms, bathroom.
There is a large garden and turning area to the front. There is access from the back door to Academy Street. .

LOCATION
The property is situated in the popular residential town of Fortrose, which has a small supermarket, Bank, Post office, chemist, bakery and several other shops. There is an excellent golf course located on the long, narrow shingle and sand spit called Chanonry Point, and an active Sailing Club at Fortrose Harbour. The Primary School is two miles away in Avoch, and the Secondary School, Fortrose Academy, is a few minutes walk away. It is a long-established school, of middling size, and highly regarded. Inverness is about twenty minutes’ drive away, and there is a frequent bus service. Inverness airport is another twenty minutes’ drive away.
DIRECTIONS
Approaching from Inverness, pass the first road on your right which is signposted to the Harbour, and take the last house entrance on the right, shortly before Academy Street (which is signposted). This entrance, which has several house names fixed to the side of the gateway, takes you into the Palace Gardens. At the end of the drive there is a turning circle, and steps up to Flowerburn Cottage.

ACCOMMODATION

A flight of stone steps with handrails leads to the front door, which opens on to a large vestibule (10’5” x 8’10” or 2932mm x 2698mm). Power points here control outdoor lights and the power points in the greenhouse and workshed. The interior door is glass panelled, and leads to

Hallway (9’4” x 12’ or 2650 x 3670), which has a small staircase leading down to the back door. There is a telephone outlet. The small rear hall ( 6’x 6’ or 1830x1830) has a storage cupboard with the electricity meter, and there is a Mysen heater. The main hallway has doors off to:-

Drawing room (32’3” x 18’4” or 9855 x 5605) – a large, bright and comfortable room with windows in three walls. The large front windows give views over the gardens to the Moray Firth, and there is a window seat. There is a large open fireplace, with built-in storage units on either side. TV and phone outlets are fitted. Original internal wooden window shutters. There are wall lights and centre lights, and plenty of power points.

Dining room (18’5” x 15’7” or 5630 x 4765); like the front half of the drawing room, it has large windows (also internal wooden shutters) with a view to the sea, and an open fire. TV outlet fitted. There are many power points.

Study or office (18’ x 9’4” or 5505 x 2650) – also has a view to the sea.
It has two shallow cupboards and one open bookcase, all recessed into the wall, and a wall covered by bookcase units, all removeable. There are enough power points for computer equipment and telephone. Telephone point (broadband) is installed.

Utility room (12’3” x 9’9” or 3745 x 2730). There is a Belfast sink and plumbing for a washing machine; a clothes pulley; a large and a small storage cupboard; and fitted shelving. Many power points.

Kitchen (11’10” x 13’7”) The kitchen was fitted some time ago with solid oak units, ceramic tile work surfaces, integral oven, hob, microwave, and fridge. There is a fitted bench seat and table with ceramic tile finish. There are many power points and plenty of storage. Oil fired central heating boiler.

Bathroom (8’6” x 6’ or 2596 x 1835) There is a three piece white suite, tiled around bath. There is a fitted cupboard below the wash-hand basin, and a mirror with light and shaver above. Above the bath is an electric shower.


From the main hall a turning staircase with wrought iron and wooden banister leads to first floor landing with doors off to:-

Bedroom 1 (15’8” x 13’2” or 4535 x 4025). French windows opening onto a balcony with iron fencing, with panoramic views over the Moray Firth. There is a large built-in cupboard for clothes. Telephone and power points and T.V.outlet. Door to spacious en suite shower room (11’6” x 11’8” or 3261 x 3300) with WC , wash-hand basin and traditional heated towel rail. Fully enclosed shower cubicle with power shower run off the hot water. Walk in airing cupboard.

Bedroom 2 (9’9 x 7’3 or 2975 x 2215) Single room with velux window set in the part coombed ceiling. Power points. Bedroom 3 is similar.

Bedroom 4 (15’7 x 13’2 or 4510 x 4025 Double bedroom with French doors opening onto a balcony with iron fencing.. Views over the garden towards the Moray Firth and the hills beyond Inverness. Cast iron fireplace and wooden mantel. Power points and T.V. outlet.

Bedroom 5 (18’9 x 11’6 or 4510 x 3520). Double bedroom. Part coombed ceiling with 2 velux windows. Some bookshelves and a hanging alcove. Cast iron Victorian fireplace. Power points.

Bathroom (11’6 x 7’2 or 5730 x 3520) This has a bath with shower, and tiled surround, WC and bidet. Two wash-hand basins are set over a large double cupboard.



GARDEN

Much of the large garden is under grass, with snowdrops and daffodils in the spring. The grassed area of the garden is maintained by a local grass-cutter under contract The grass area is surrounded by mature flowering trees and a great variety of shrubs. The garden is open to the south, but very sheltered in other directions.

It contains a sturdy stonebuilt workshed and a greenhouse (with a fruiting peach tree); both of these have power installed. There are outdoor water taps. There are several fruit-bearing apple trees, and a younger plum. There is a small rose bed, and a large raised bed: both contain scented roses. Artificial ponds have been constructed with a pumped cascade. There is a small rockery and a herbaceous border. Terrane has been used in the flower beds to reduce weeding.


Outlook towards the SW


The services (water, electricity, sewage) are all connected to the mains.
The council tax band is F.



WHILST THESE PARTICULARS ARE BELIEVED TO BE CORRECT, THEY ARE NOT TO BE TAKEN AS FORMING ANY CONTRACT OF SALE. MEASUREMENTS ARE APPROXIMATE, AND ARE GIVEN FOR GUIDANCE ONLY. THE MENTION OF ANY APPLIANCE AND/OR SERVICE DOES NOT IMPLY THAT THEY HAVE BEEN TESTED OR ARE IN FULL AND EFFICIENT WORKING ORDER.

All interested parties should be advised of differences between Scottish and English law governing the sale of property. All Offers require to be in Scottish legal form and should be sent to Innes & Mackay, Solicitors, Kintail House, Beechwood Business Park . Inverness IV2 3BW. (marked for attn. of Margaret Sutherland).
Tel.01463 251200. FAX 01463 716855.
email:- property@innesmackay.com
WEB:- www.innesmackay.com






Offers over £330,000