The main part of the property which was formerly used as a school has interconnecting doors on the ground floor with stairs leading to what was the old headmasters house on the first floor. The property is currently divided in to two with the main body of the house serving as a family home and the other a separate 2-bedroom annexe. However, the conversion was done sympathetically to allow for a potential amalgamation in the future. Therefore, it would be possible to make this one whole property with a minimum of 5 bedrooms and 4 bathrooms. Another possibility is for it to be run as a guest house.
The main entrance to the property is through the feature arched doorway, the proportions befitting its purpose. Within the entrance vestibule is there is an original Caithness slate flooring and hooks for coats and fishing rods. This leads into the main room in the property and another door into the sunroom.
SUNROOM (5.0m x 3.2m (16‘6″ x 9‘7″))
The sunroom is a fantastic addition to the property flooding the room with light. Currently used as an office it could easily be repurposed and used as an additional reception room. The sunroom leads into the living room via two sets of double glass doors.
REAR HALL, UTLITY & W/C (2.5m x 2.6m (8‘2″ x 8‘5″))
There is another entrance to the property via the utility room which has a cloakroom with white w/c and washbasin. The utility has a worktop with space for a washing machine and tumble dryer, a sink and drainer and a combination of base and wall units. There is also coat hooks and space for boots. This entrance/exit is to the rear of the property and close to the parking area.
LIVING ROOM (5.4m x 5.2m (17‘7″ x 17‘0 ))
This lovely room is cosy yet spacious with a large window bathing it in light. The sofas are positioned around a feature fireplace with wooden lintel. The stairs to the gallery and the first floor lead off from the centre of this charming room. The room is tastefully decorated in a modern country style and has solid wooden flooring that flows through to the dining area.
DINING (5.2m x 5.0m (17‘0 x 16‘5″))
The panelled dining area is separated from the main living room by a central staircase with an under stairs cupboard. The dining room has been built with entertaining in mind and houses a large dining table perfect for family gatherings and dinner parties. Stylishly decorated it showcases the beautiful solid wooden parquet floor and modern lighting.
KITCHEN (7.6m x 3.9m (25‘0 x 13‘0))
The kitchen is accessed off the main living/dining room through a stone archway. The new contemporary kitchen is finished to an exceptionally high standard with Dekton worktops and dark blue wall units. The kitchen is a generous size offering ample storage along with a substantial sized range cooker. The kitchen benefits from two cookers a traditional range and separate steam oven with natural extraction fan. The hob has been lowered to make cooking easier. The kitchen has a grey slate tiled floor and modern down lighters providing ample light. At one side of the room, beyond the breakfast bar there is a small snug area with log burner next to which there is a small informal dining table with inbuilt/bench seating.
The grand staircase leads up from the living room and twists 180 degrees leading you on to the galleried landing which enjoys beautiful views to the south. The bedrooms are accessed off the landing via a corridor which also leads to the attic.
BEDROOM 1 (3.5m x 3.4m (11‘7″ x 11‘3″))
Bedroom 1 is a double bedroom with fitted wardrobe and a walk-in cupboard.
BEDROOM 2 (4.0m x 3.4m (13‘0 x 11‘1))
Bedroom 2 is a double bedroom with 2 large Velux windows.
BATHROOM (1.8m x 2.0m (5‘9″ x 6‘6″))
The main bathroom has been recently renovated and boasts a modern 3-piece bathroom suite consisting of bath, w/c and washbasin. Painted wood cladding on the lower half of walls and pale grey tiles around bath and above basin. A chrome heated towel rail and a Velux window. The bath has an overhead shower and a shower screen. There is ample storage in the new bathroom cabinet.
ATTIC AND MASTER BEDROOM (BEDROOM 5)
Accessed from the gallery through a door and up the attic stairs the attic expands out to offer two rooms. Both rooms have coombed ceilings adding character and benefit from an original low level window in each gable. The rooms make a good study and excellent storage. The current owners have recarpeted both rooms and converted one into a dressing room with full height wardrobe and shelves.
Room One: 5.0m x 1.9m (16‘5″ x 6‘2″)
Room Two: 6.4m x 1.9m (21‘0 x 6‘2″)
The master bedroom, which is positioned above the living room is spacious with good proportions and nice views. Care has been taken to renovate the bedroom to a high standard with top quality carpets and deigner wallpaper. The lighting has been thoughtfully considered and the heating has been improved to ensure the room is warm throughout the year. The master bedroom leads onto a small corridor connecting it to a shower room and the annexe floor.
Annexe/Old School House
This area of the property was originally the old school house and has been carefully restored and is presently laid out as a 2 bedroom self-catering annexe. At this time the cottage has its own entrance and hallway. The hallway houses the separate boiler for the cottage and a storage cupboard. Original quarry tiles on the floor and a neutral décor.
LIVING ROOM/SNUG (3.8m x 3.1m (12‘5″ x 10‘4″))
The living room for the cottage is called the snug and has a fully panelled ceiling and walls in pitched pine. The focal point is a granite surround and hearth housing a Morso multifuel stove. This quaint and cosy snug is the perfect place to relax in the evening.
KITCHEN (3.8m x 3.5m (12‘6″ x 11‘8″))
The kitchen has a magnificent Victorian sash window with views over woods and the Dornoch Firth. A fitted kitchen with laminate worktop, integrated dishwasher, tumble dryer, a sink/drainer, an electric hob and oven, a stainless steel cooker hood and splashback. Neutrally decorated and wood laminate flooring.
BATHROOM (GROUND FLOOR) (2.4m x 2.0m (8‘0 x 6‘7″))
This bathroom is on the ground floor and has a feature arched window. The pitched pine panelling is below the dado rail and has a white bath, w/c and pedestal washbasin. The bath has a handheld shower and has tiling around. The bathroom has been fully renovated and boasts feature wallpaper.
STAIRS & LANDINGS
A carpeted stairway with pine railings, banister and pine cladding with a skylight letting light into the landing and stairwell. There is a corridor that leads onto the first-floor gallery. An under stairs cupboard for storage.
BEDROOM 3 ( Cottage bedroom 1) (3.9m x 3.6m (13‘0 x 11‘8″))
Bedroom three in the main house (bedroom one in annexe) is a spacious double room looking south over the Dornoch Firth. It has a fitted wardrobe and neutral décor with a feature wall.
SHOWER ROOM (2.8m x 1.2m (9‘4 x 4‘0))
The shower room is functional and houses a good sized walk in shower. Pine ceiling and white panelling below a dado rail.
BEDROOM 4 (Cottage bedroom 2) (3.9m x 3.2m (13‘0 x 10‘5″))
Bedroom four of main house (bedroom two in the cottage/annexe) is also a good sized double room looking south over the Dornoch Firth. It has been tastefully decorated in a modern country style and boasts a high ceilings and original door.
BATHROOM (2.8m x 2.3m (9‘4″ x 7‘6″))
This spacious bathroom with original parquet floor and designer wallpaper boasts a bath, washbasin and toilet.
The generous garden extends to approximately 2 acres thereby and has a boundary of dry stone dyke and fencing. The site as a whole sits on a sloped area and has a private drive leading up to a large parking area. There are mature trees along two boundaries and deer and birds can be viewed in abundance around the property and in the garden.
A large timber building (6m x 12 m) on a concrete base with pitched roof clad in profile sheeting. This garage workshop is accessed by 2 sets of timber double doors and has power and water. All timber outbuildings have been treated and painted within the last 12 months.
Two stone buildings with profile sheet roof, sit in the field behind the property (the original toilets for the school) and could be converted to shepherds huts or small bothy style properties for commercial use as an extra income. The kennels which were built in 2021 and are fully serviced and heated.
All the outbuildings enjoy amazing views over the Dornoch Firth.
As touched on above the owner has taken considerable care to renovate and improve the property to provide all modern conveniences. The property has been fully insulated with particular care given to all external facing walls. The plumbing and heating systems have been completely redone and there are new efficient radiators along with copper piping throughout. A new kitchen has been fitted with integrated high spec appliances with a natural extractor fan system installed. On a wider level the house has been tastefully decorated by an interior designer and features, bespoke made to measure curtains, solid wooden floors and top quality paint and carpets throughout. Furthermore, new wood burning stoves have been fitted to improve energy efficiency.
The exterior has not been overlooked and the stonework has been lovingly restored and repointed in part. All original floors have been painstakingly restored where possible and the driveway has a new drainage system to remove run off and fresh gravel. The roof has been cleaned and given a complete overhaul with all gutters replaced. The garden has been landscaped with fencing erected to screen the oil tank and a full camera surveillance security system installed along with internal burglar alarms.
Council Tax Band – E
EPC Rating – E
Built in 1875 converted circa 1970s
Gross internal floor area 329 sq m
Sits on approx. 0.77 hectares (2.0 acres) or thereby
Double glazed wooden sash windows
From the A9 take the turning left, north of the Dornoch Bridge heading towards Clashmore and Spinningdale. Continue along the A949 for approximately 4 miles and Larachan House can be found on the right-hand side.