4 bedroom house

MAINS OF BODDAM
Mains of Boddam is a detached traditional
farmhouse which has been beautifully
refurbished and extended over recent
years to create an exceptional family
home. The accommodation is both
spacious and versatile including both
a lounge and separate sun room and a
superb dining kitchen which is certainly
the ‘hub of the family home’. All four
bedrooms are double in size and the
master bedroom enjoys an ensuite shower
room. There is a lovely large south facing
garden and lying adjacent the garden is
exceptional equestrian facilities built in
2015. These include a stable block with
two loose boxes and tack / feeding room;
20m x 60m all weather floodlit arena
with training mirrors and a fully fenced
paddock of over three acres. There are
also two detached agricultural sheds.

There is an additional 10 acres of fenced
paddocks & woodland available under
separate negotiation.

ACCOMMODATION
Upon entering the property you have an
entrance vestibule which in turn leads
through the main hall way. A modern
family bathroom including white three
piece suite and an overhead shower is
accessed from the vestibule. Continuing
through to the main hall and to the
right you will find excellent family living
space. There is the lounge of generous
proportions, large storage cupboard and
has a wood burning stove. This room is on
open plan with the solid roof sun lounge
with enjoys the southerly aspect to the
front of the property. The sun lounge is a
versatile room with surrounding windows
and can be used as either a dining area
or further family sitting area. An external
door leads out to the garden decking area.
From the far end of the lounge a couple
of steps lead up into the superb family
dining kitchen. This is an exceptionally
large room with side facing window
and additional sky light window pulling
in maximum natural light. Completely
refurnished and redesigned by the present
owners, this room has a large amount of
kitchen units and work top space and a
breakfast bar provides an informal sitting
& dining area. From the kitchen is the
superb utility room/boot room which
was extended around 2013. This is now a
large room fitted with additional work top
& storage space and has a door leading
to the rear of the house. Also within the
utility room is a separate cloak room with
modern white two piece suite. Retuning
to the main hall way and to the left you
will find the fourth double bedroom
which is currently used as a home office/
study. Completing the accommodation
on the ground floor is the third double
bedroom with a southerly front aspect
and extensive built in wardrobes.
Continue upstairs from the main hall way
and the upper landing is a particularly
bright area with a large window and
storage space is provided by a large
cupboard. The master bedroom is a
superb double bedroom overlooking the
front with views over the garden and
paddocks. Excellent storage is provided
with built in wardrobes and there is an
ensuite shower room. The ensuite has a
contemporary white suite with corner
shower unit. Bedroom two is an equally
spacious double bedroom, again with a
southerly front outlook, and has extensive
built in wardrobes and separate cupboard
housing the hot water tank.

GARDENS
Mains of Boddam has a wonderful garden
which lies to the front of the house with
a southerly aspect. The garden is mainly
laid to lawn and is fully enclosed by
hedging and fencing to create a high
degree of privacy. Lying closest to the
house and extending the full width is a
superb decking area which is perfect
for outside furniture and dining. At the
far end of the garden is a pedestrian
gate leading through to the equestrian
facilities. Private parking is available to
both the front & rear of the house.

EQUESTRIAN FACILITIES &
OUTBUILDINGS
In 2015 exceptional equestrian facilities
were added to Mains of Boddam. The
detached timber stable block includes 2
separate loose boxes, both of which have
automatic water drinkers and rubber
matting, and the tack room has a hot
horse shower. There is water, power and
light in the stable block. The arena
extends to 20m x 60m and is floodlit and
laid with the highly reputable, all weather
& economical, ‘Flexiride’ surface.
Two detached agricultural sheds lie
to the North of the house. Both are
predominantly used for storage facilities
with outside lights and one benefiting
from power, water and inside lighting.

PADDOCKS
There is a grazing paddock which extends
to over 3 acres and lies adjacent to the
house and equestrian facilities. This
paddock is fully fenced and has a water
trough.

In addition to the 3 acres there is a
further 10 acres of grazing paddocks
and woodland lying immediately to the
North and is available under separate
negotiation.

SERVICES
Heating Oil central heating
Water Shared private water supply.
Electricity Mains
Drainage Private septic tank

Mains of Boddam has ownership of the
private track road for which others have
right of access and a shared responsibility
of maintenance.

EPC
The EPC rating for Mains of Boddam is
‘D’.

COUNCIL TAX BANDING
The council tax banding for Mains of
Boddam is ‘D’.

VIEWING AND FURTHER INFORMATION

Viewing is by prior appointment only through the Selling Agents, Galbraith, 337 North Deeside Road, Cults, AB15 9SP. Telephone enquiries should be made to Hannah Christiansen or Amy Price on or by email to .

GENERAL
Insch is an increasingly popular small
residential town with a railway station
taking you both North & South into the
City, and the A96 provides excellent
commuting to Aberdeen, Inverurie,
Huntly and Elgin. There are local nursery
and primary schools, with secondary
education at Inverurie or Gordon Schools,
Huntly. Amenities include a cottage
hospital, health centre, a variety of shops
and a library. Leisure activities include an
18 hole golf course, the Bennachie Leisure
Centre and excellent hillwalking on the
nearby Bennachie Range.
Aberdeen is some 29 miles, and
provides all the leisure, recreational and
entertainment facilities expected from the
oil capital of Europe. It also provides good
transport links with a mainline railway
station and is host to an airport providing
both domestic and international flights.

EPC Rating = D

Marketed by: Galbraith, Aberdeen