Leisure/hospitality for sale in Craigwell, Royal Deeside, Aboyne AB34

Lot 1—White Cottage & Land

White Cottage - approx. 264 sq m floor area
Dating back to at least 1866, White Cottage has been significantly altered and extended to provide generous accommodation in the last 35 years or so. The property is currently partially run as a restaurant / coffee shop, with four bedroom adjoining owners' accommodation.

Upon entering the bright entrance vestibule to the front of White Cottage, a set of double doors takes you into the characterful and cosy cottage which is open plan, bright and airy and configured as a dining room and shop. Gents and Ladies/Accessible WC's are located off the dining room, which could be easily converted to a large family bathroom. To the western end of the cottage is a hallway to access the commercial kitchen and the private dining room and owners' accommodation. A large sun room with exposed stone wall and patio doors is located off the western gable of the cottage which is fully glazed to enjoy views of the garden. The generous kitchen and preparation areas are currently fitted out with quality commercial fixtures including large gas range, extraction units and stainless steel cabinetry and benches. All commercial kitchen equipment is not included in the sale but available to purchase by separate negotiation. Currently utilised as the kitchen store and pantry, the large garage is of modern construction and comprises ample attic storage. Whilst fitted and configured as a commercial kitchen with dedicated WC, this could be easily transformed to a spacious and practical family kitchen with ample pantry and larder storage (subject to necessary Local Authority consents).

The owners' accommodation on the ground floor comprises a large open plan dining room with patio doors and adjoining bright and airy kitchen with double-aspect windows looking out over the beautiful garden grounds. The kitchen comes fully fitted with modern base and wall units as well as a professional gas "Paul Bocuse" range cooker. A private stairwell off the dining area takes you to the first floor accommodation comprising of three double bedrooms, family bathroom and master bedroom with modern en-suite shower room. Ample built-in storage and wardrobes can be found on the first floor, with three bedrooms boasting double-aspect windows.

Beautifully maintained garden areas surround White Cottage incorporating lawns, flower beds, trees and shrubbery along with large paved patio areas for outdoor seating and dining. There is a securely fenced area suitable for pets adjacent the building as well as a separate fenced grass run. Extensive parking is available to the front and rear of the property, which is laid to decorative aggregate. The property is served by lpg central heating via wet radiators throughout. The property benefits from uPVC double glazing throughout as well as a fully wired fire detection and alarm system.

Home Report, EPC, Rates & Council Tax
The Home Report is available to view and download online.
EPC = Band F
Council Tax = Band E
Rateable Value = £4,800 effective from 01 April 2023

Change of Use
Consents for Change of Use from Non-Domestic (Commercial) to Domestic (Residential) may be required to be obtained from the Local Authority - purchasers to make their own enquiries.

Land - approx. 1.14Ha (2.81ac)
The land with White Cottage comprises approx. 2.81 acres of grass and approx. 0.5 acres of coniferous trees. The land slopes down towards the northern boundary along Rose Burn. The land has been topped twice annually, isn't currently stockproof and is not iacs registered.

Lot 2 - Mission Hall & Land

Mission Hall - approx. 40 sq m floor area
Thought to have been built around 100 years ago, the Mission Hall is of pointed granite construction with exposed semi-dressed quoins and lintels with an attractive slate hipped roof. The building is served with electricity and mains water and currently used as a store. The Mission Hall received approved Local Authority Consents some 20+ years ago to refurbish and substantially extend the building to form a large family home. A similar project may be viable subject to obtaining the necessary Local Authority consents and permissions.

Land - approx. 0.77Ha (1.90ac)
The Mission Hall land comprises approx. 1.43acres of grass and approx. 0.5 acres of coniferous trees. A strip of native broadleaf trees have been planted in the past. The land gently slopes towards the northern boundary and has been topped twice annually. The land is not currently stockproof and is not iacs registered. The land has had various Local Authority Consents applied for in the past for development, as described elsewhere in this literature.

Potential Land Development
The land, as a whole, received Planning Permission in Principle in 2018 for the creation of a holiday/tourist destination comprising holiday chalets and cottages, motorhome stances, retail and restaurant building and associated car and coach parking nestled amongst sympathetic landscaping and planting. Whilst this initiative has never commenced or been taken forward, there may be scope for similar development on the land subject to obtaining all necessary Local Authority and Regulatory consents and permissions. Details of the application can be viewed on the Aberdeenshire Council Planning Portal using reference app/2017/0819.

Location & Situation

Set in beautiful highland surroundings to the east of the Cairngorms National Park, White Cottage is centrally situated just two miles between Aboyne and Kincardine o'Neil in the highly sought-after Royal Deeside area.

Aboyne is a thriving small country town, best known for the Aboyne Highland Games, the Aboyne & Deeside Festival as well as the historic Aboyne Golf Club which was founded in 1883 boasting a superb 18-hole course. The village is a vibrant local hub with amenities including petrol station, hospital and health centre, Aboyne Primary School and Aboyne Academy, a Co-op food store as well as various hospitality establishments and small retail outlets.

Kincardine o'Neil is a small historic village located between Aboyne and Banchory and offers a selection of local businesses including the Village Store and Post Office. Royal Deeside is a local tourism hotspot offering a plethora of attractions and activities including Balmoral Castle, the summer residence of the Royal Family, Royal Lochnagar Distillery as well as the Victorian Heritage Trail.

The City of Aberdeen lies approximately 25 miles east of Aboyne, accessed via the A93 via Banchory and Peterculter. As well as a plethora of retail, hospitality and events offerings, Aberdeen can be considered the gateway of Aberdeenshire allowing connections nationwide and internationally via air, road and trainlines. The Aberdeen Western Peripheral Route (awpr) allows easy connection to the A90 to Dundee then onwards to Edinburgh, Glasgow and further afield. The awpr also offers reduced road travel time to Aberdeen Airport which offers a range of national and international flight connections for domestic or business commuting.

The area is highly regarded for many sporting activities such as golf, mountain biking, trekking and fishing. With beautiful woodland and hill walking trails available on the doorstep, many stunning beaches are also nearby for scenic sunset strolls including Balmedie Beach and the Sands of Forvie.

Property Details & Important Notices

Services: Private drainage, mains electricity and water. Lpg central heating. UPVC double glazing.

Local Authority: Aberdeenshire Council, Marr Area Office, School Rd, Alford, AB39 2DQ. Tel: Home Report: Available online to view and download Entry: By arrangement

Mineral Rights & Sporting Rights: Included in the sale, insofar as they are owned.

Note: Prospective purchasers should note that unless their interest in the property is formally intimated to the selling agents following inspection, the agents cannot guarantee that notice of a closing date for offers will be advised and consequently the property may be sold without notice.

Anti Money Laundering Compliance: In accordance with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017, we are required to carry out checks and due diligence on property purchasers. If an offer has been accepted, the purchaser(s) will need to provide proof of identity, residence and proof of funds, as a minimum, prior to any transaction proceeding.

Offers: Formal offers, in the acceptable Scottish form should be submitted, along with the relevant anti-money laundering paperwork in accordance with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017, through a Scottish Solicitor, to the Selling Agent.

Servitude Rights, Burdens and Wayleaves: The property is sold subject to and with the benefit of all servitude rights, including rights of access and rights of way, whether public or private. The buyer(s) will be held to have satisfied himself/themselves as to the nature of all such servitude rights and others.

Title: The buyer(s) shall be bound to accept the title as it presently stands in the name of the seller(s) and the conveyance in favour of the buyer(s) shall be subject to all the exceptions, reservations, burdens and conditions presently contained in the title deeds. There shall be excepted from warrandice in the conveyance in favour of the buyer(s) any leases, tenancies, tenants' rights, missives, agreements, rights of possession, rights of way, access rights, and sewerage and drainage facilities, and all other servitudes and other rights without prejudice to the right of the buyer(s) to quarrel or impugn the same on any ground not inferring warrandice against the seller(s).