Detached house for sale in Redburn House & Steading, Belivat, Nairn IV12

Offers over £595,000
6 6
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Property description


Redburn House & Steading is an impressive and substantial property set within 0.69 acres in a rural location between Nairn (8 miles) and Grantown-on-Spey (15 miles). The original home was constructed around the 1900s but has been extensively modernized recently drawing together the character and charm of a period building but with all the modern facilities making this a most comfortable home. The steading was fully renovated in 2008, now trading as a most modern holiday let offering extensive internal spaces and excellent fixtures and fittings.

This 3-bedroom house (master en-suite) boasts many exceptional features including conservatory, dining room, spacious kitchen with breakfast bar plus a charming lounge and large study / hobby room. The house also benefits from a spacious reception hallway and a flexible utility area. The property could be used as a small bed and breakfast with some minor modification, providing up to 3 letting bedrooms.

The steading was developed by the vendor and is a splendid property offering excellent accommodation with 3 en-suite bedrooms and a lovely open-plan kitchen / dining area / lounge. A further attractive feature is a peaceful and attractive sunroom. In addition, the reception area provides ample space for storage for outdoor clothing, boots etc.
These existing facilities offer new proprietors both a spacious home and superb trading facilities allowing for the flexible use of accommodation to suit a family operation.

The property offers some realistic potential for further development with the large 2-storey garage/workshop building currently being used as a general store. This unit could be considered for other uses such as an arts studio, craft workshop, further accommodation but new owners would need to consider the necessary consents for such.


The steading trades comfortably from holiday lets generating a modest income and net profit. The current owner operates to suit her personal preferences but with stronger marketing could trade to a slightly higher level through the provision of part-week lets. The main trading period is from April to October and is reflective of the main tourist season which drives the majority of trade. The vendor benefits from a 4-Star (VisitScotland) self-catering holiday let grading plus use to generate trade. They also enjoy a good level of repeat business, thus ensuring a consistently high occupancy level.

Redburn House & Steading could be developed with minimal capital expenditure to allow three bedrooms within the main house to become bed and breakfast rooms. In addition, the steading could generate a higher level of income should new owners wish to offer a bed and breakfast facility.

Reason for selling

The vendor purchased Redburn House & Steading in 2005 and has, since then, operated it as a rewarding venture whilst providing a lovely family home. The owner has decided to present this opportunity to the market as she now wishes to retire from the hospitality sector and down-size.


Redburn House is set in an attractive rural location which is easily accessible. Situated close to the thriving and popular coastal town of Nairn the property is on a main road offering a sound level of passing trade from tourists in the summer season. Nairn provides wide ranging opportunities for sporting and recreational activities whilst offering a varied array of shops and amenities. The town is set on the A96 and is only 22 miles from the Highland capital Inverness with rail links and the airport close-by. Both primary and secondary education is available in the town plus many social and welfare facilities. Redburn House and Steading is ideally located to benefit from the wide range of activities in the area including fishing, cycling, sailing, rafting and canoeing plus both The Cairngorms and The Lecht mountain resorts offer year-round sports including walking, climbing and skiing. There are also a great many visitor attractions within an hours drive including Loch Ness, Culloden Battlefield and Cawdor Castle which are under an hour's drive away.

The properties

Redburn House - Ground Floor
This spacious property is set over 2 floors and is beautifully finished with modern fixtures and fittings throughout. The house is well-presented in terms of décor and has a charming ambience making this a must view opportunity. The property comprises of a glazed front door leading to the spacious and airy entrance porch with doors leading into the conservatory, dining room and lounge. The conservatory is a most stunning room with views over the rear aspects of the garden with French doors to the garden. The dining room also has French doors to the garden and offers a lovely space for a family meal or possibly somewhere to offer guests breakfast. On entry to the main house is the cosy sitting room with a warming wood burning stove set within a feature stone arch surround and hearth. From the lounge access is gained to the kitchen and a corridor gives access to the utility room and large study. Open stairs lead to the first floor with under-stair storage. The dual aspect kitchen offers a spacious breakfast bar (with storage beneath) and provides a wide selection of wall and base mounted units. These wooden units with cream worktops offer ample storage and workspaces. The kitchen is well-appointed with a 1½ bowl stainless steel sink, plumbing for dishwasher and electric cooker point with extraction hood.

The utility room gives access to a cloakroom with W.C. Plus wash-hand basin and the boiler room. This area has fitted wall and floor units with a single sink, plumbing for washing machine and extractor unit. A further door leads to a porch giving access to the garden. An attractive feature of Redburn House is the large study which offers scope to add a further bedroom. This dual-aspect room has ample storage.

Redburn House - First Floor
Stairs lead to a spacious, airy landing and corridor leading to the three bedrooms and family bathroom. Bedroom 1 is a spacious double room with dual aspect windows and has fitted double wardrobes. Bedroom 2 is also a double and has a double aspect with a fitted wardrobe. This bedroom benefits from a en-suite shower room with modern white units. Bedroom 3 is another dual aspect room with three wardrobes. The family bathroom is spacious offering modern units including a bath and separate shower cubicle plus white units.

Redburn Steading - Ground Floor
Through a double-glazed door is the spacious porch which leads into the main hallway with the staircase providing access to the first floor. To the left of the hallway is the lounge/dining/kitchen which is presented to a high standard and is reflective of the quality throughout this lovely holiday let. The kitchen is well-appointed offering a full range of facilities that a holiday maker would wish to see including a 1½ bowl sink, electric oven, electric hob, extractor hood, washing machine, dishwasher, fridge and freezer. There is a large dining table and soft furnishings offering an excellent relaxation space. Off the lounge area is the sun room, which is accessed via glazed French doors, and offers triple aspect glazing with a door leading to the garden. To the right of the main hallway is the master bedroom which offers a super-king or twin beds as there are zip and link units. This bedroom has French doors to the garden and benefits from an en-suite Jack and Jill bathroom which can also be accessed from the hallway. This en-suite has a bath with shower over plus white units. There are storage units off the main hallway.

Redburn Steading - First Floor
The stairs from the ground floor lead to a bright and airy landing which benefits from 2 Velux windows. To the left and right of the hallway are bedrooms 2 and 3. Room 2 is a most spacious room boasting a walk-in wardrobe and generous modern en-suite shower room comprising of white units. This room has a double bed plus a double sofa bed. Bedroom 3 is also a spacious twin bedroom with a large en-suite shower room with white units. Both the first floor units benefit from Velux windows. All bedrooms have TVs and there is a cot available.


The property has a significant footprint, boasting a good level of amenity ground with large areas set to mature garden with established flower beds, substantial gravel areas offering ample parking plus raised areas of grass. The whole aspects are pleasantly presented with a water feature to the rear. The steading has a privacy fence, a patio, bbq area and clothes drying area. There is also a wood store and general secure storage for bikes etc. Plus there is a rack for storing fishing rods. A substantial 2-storey garage/workshop (5.91m x 5.88m approx.) of timber construction with an Onduline sheet roof covering is currently used as a general store but could be used for a range of other purposes subject to consents. This building has electrical power, lighting with a double-door and single door access. A loft ladder provides access to the upper floor. There is also a greenhouse.


The whole subjects benefit from mains electricity, water and drainage. There is a secondary private water supply for the kitchen of Redburn House. Both properties are heated by lpg gas and the steading benefits from downstairs underfloor heating. Drainage is to a private septic tank/drainage system located within the subjects and the steading is on a separate system. Wi-Fi is available throughout. The buildings are mainly double-glazed. The house has a security system and is fire-compliant.

Council tax / rateable value

The house has a council tax banding of 'F'. The business elements have a rateable value of £3,300 (effective from 01 Apr 17) and is eligible for 100 per cent discount under the Small Business Bonus scheme for eligible applicants resulting in a net liability of Zero.

Property info

Nearby transport

  • Nairn (6.8 miles)
  • Forres (9.2 miles)
  • Carrbridge (15.5 miles)
  • Inverness Airport (10.9 miles)
  • Aberdeen Airport (62.0 miles)
  • Oban Airport (94.6 miles)
  • Cromarty Ferry Terminal (16.1 miles)
  • Nigg Ferry Terminal (16.3 miles)
  • Invergordon Port Ferry Terminal (19.7 miles)

Nearby schools

View all schools in Highland
  • Auldearn Primary School (5.5 miles)
  • Logie Primary School (5.6 miles)
  • Millbank Primary School (6.8 miles)
  • Berwick Academy (138.0 miles)
  • Nairn Academy (6.8 miles)
  • Forres Academy (9.1 miles)
  • Grantown Grammar School (13.1 miles)
Note: Distance is shown as a straight line measurement

Local info for Highland

About the neighbours in IV12

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Property descriptions and related information displayed on this page, with the exclusion of Running Costs data, are marketing materials provided by ASG Commercial, and do not constitute property particulars. Please contact ASG Commercial for full details and further information. The Running Costs data displayed on this page are provided by PrimeLocation to give an indication of potential running costs based on various data sources. PrimeLocation does not warrant or accept any responsibility for the accuracy or completeness of the property descriptions, related information or Running Costs data provided here.

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