Dalbog Cottage

2 ACRES. Outstanding country property in an idyllic location close to Edzell – with charming house, excellent outbuildings / stables and grazing.

• Comfortable spacious house offering well-presented, flexible, high-quality accommodation

• Private setting with no immediate neighbours

• Wonderful location with panoramic views

• Extensive flexible modern outbuilding - currently with stabling, storage, and workshop / garage

• Attractive enclosed garden with ample parking

• Grazing paddock (circa 1.6 acres) adjacent house

• Idyllic rural location with good access to Dundee and Aberdeen

• Circa 2 acres in total

Tenure - Freehold

EPC Rating - Band D

Council Tax - Band E

Property Details & Description

Accommodation comprises

Ground Floor:
Hall, Kitchen/Dining Room, Sitting Room, 3 Bedrooms (all En-Suite), Study / Bedroom 4, Shower Room, Utility room.

Exterior:
Delightful, enclosed garden with ample offroad parking

Extensive flexible modern outbuilding - currently with stabling, storage, and workshop / garage

Two stores

Grazing paddock

Situation
Nestled at the foot of the Angus Glens, on the former Gannochy Estate, Dalbog Cottage sits approximately 2 miles to the north of the village of Edzell, which provides a good range of local amenities including Post Office, shops, hotel, coffee shops, pubs and petrol station. The A90 can be reached in about 10 minutes by car providing access to Scotland’s motorway network. The stunning Angus Glens offer numerous opportunities for walking and cycling and there are good opportunities for high-quality fishing, stalking and shooting locally. Primary schooling is available in Edzell, with secondary schooling being provided at Brechin High School. There are also a number of private schools within easy reach including Lathallan School and the High School of Dundee. Locally golf courses are available at Edzell and Brechin as well as the Championship course at Carnoustie. Brechin is about 15 minute drive to the south and provides a good number of independent and national retailers as well as supermarkets and a range of business services. The cities of Dundee and Aberdeen can both be accessed in around 40 minutes by car and provide a wealth of big city amenities, including railways, bus stations and international airports.

Description
Standing on its own, and with the most wonderful countryside/hill views, Dalbog Cottage presents a stunning lifestyle opportunity in an iconic Angus location. Centred around the fantastic very comfortable house, the property also comprises an extensive flexible modern outbuilding, currently configured primarily for equestrian/workshop and garage use, but with significant potential for several other uses (subject to all relevant consents and permissions), along with grazing, and a lovely, enclosed garden. The house offers wonderful bright living space, deceptively spacious and very well-presented, having originally consisted of two stone former estate cottages, thought to date from the mid-1800’s, and significantly extended to the rear in recent years, with the addition of a charming modern kitchen/dining room with utility room off. The well-proportioned sitting room is lovely, ideal for entertaining and with a cosy wood burning stove as its focal point. There are three good bedrooms, each with private en-suite facilities, as well as the study/bed 4, further shower room and long hall.

Early viewing is advised.

Garden
There is a lovely, enclosed garden around the house, essentially laid to grass, with neat, chipped drive. There is a delightful, sheltered seating are to the rear of the house - ideal for sitting out and enjoying the countryside views.

There is ample parking.

Outbuildings
Large garage/workshop

Extensive stabling and storage

Two outdoor stores

Field
To the rear and sides of the house is a grazing paddock extending to circa 1.6 acres

General Remarks & Information

Viewing
Viewing is strictly by appointment with the selling agents Rettie & Co, 28 Bell Street, St Andrews KY16 9UX. Tel: .

Satellite Navigation
The property’s postcode is DD9 7UU.

Fixtures and Fittings
Only items specifically mentioned in the particulars of sale are included in the sale price.

Entry & Possession
Entry and vacant possession will be by mutual agreement and arrangement.

Services
Mains electricity, private filtered water, private drainage, oil fired central heating.

PV panels

EPC Rating
Band D

Council Tax
Band E

Home Report
A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of £20 to cover reproduction and administrative costs.

Offers
Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 28 Bell Street, St Andrews KY16 9UX.

Servitude Rights, Burdens & 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 or not referred to above.

Particulars and Plans
These particulars and plan are believed to be correct, but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.

The photographs in this brochure date from early October 2022.

Websites and Social Media
This property and other properties offered by Rettie & Co can be viewed on our website at as well as our affiliated websites at and addition, our social media platforms are facebook.com, RettieTownandCountry, twitter.com, RettieandCo, Instagram and LinkedIn.

Proof and Source of Funds/Anti Money Laundering
Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction. All individuals involved in the transaction are required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.

Misrepresentations
1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.

2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.

3. Any error, omission or misstatement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.

Important Notice
Rettie & Co, 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 in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. 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 and it should not be assumed that the property remains as photographed. Any error, omission or misstatement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.

3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.

EPC Rating: D
Council Tax Band: E


Marketed by: Rettie & Co, St.Andrews