Well appointed and pleasantly located farmhouse with steading and paddock.
Tobees Farmhouse is an attractive and traditional house. It was a working farm until the 1980s and is well situated within an attractive area of Angus. The house is harled with a slate roof and was acquired by the sellers in 2011. The previous owners carried out improvements to the property that included refurbishing the utility room and study, renewing the kitchen and installing a wood burning stove in the sitting room. The sellers have continued to enhance the property, with the installation of solar panels and air source heating and the use of Icynene spray foam insulation to the external walls creating an energy efficient home. Internally an open plan room was divided to create an additional living room with a new wood burning stove. Most of the double glazing has been renewed and much of the ground floor has hardwood or slate tiled flooring. As such it is a property that lends itself well to modern family living and is a very desirable country home. The house has recently been used as a successful holiday letting business.
Adjacent to the house is a U shaped steading, with 3 phase electricity. There was previously planning consent in place to convert the steading into two dwellings and while this has since lapsed there is considerable potential for a variety of uses subject to obtaining any necessary planning consents. The buildings currently provide useful storage including stables and stores. The paddock lies on the other side of the house.
From the minor public road the drive leads between the house and steading and leads to a parking and turning area to the rear, adjacent to the integral garage.
A glazed front door opens to the impressive sitting room which has a beamed ceiling, fireplace with slate hearth and wood burning stove, built in shelved cupboard, staircase to the first floor and doors to the kitchen, playroom and living room. The cosy living room also has a beamed ceiling and fireplace with wooden mantel and a wood burning stove. The playroom links through to a lobby which has a walk in cupboard. The partially tiled shower room has a pedestal washbasin and WC. The well appointed dining / kitchen has a fully fitted kitchen with tiled splashbacks with granite and marble worktops, soft closing drawers, sink and incorporates a two ring SMEG gas hob, Beko fridge, two oven oil fired Rayburn and a central island unit with Russell Hobbs freezer. The dining area has a shelved press and French doors to the garden. Beyond is the utility room which again has wooden units with timber worktops, tiled splashbacks and which include a sink, Bosch dishwasher, washing machine and dryer, together with display cupboards and the Daikin air source indoor unit and controls. French doors lead through to the study which has shelved cupboards. The rear hallway has an entrance door, and off this is a WC with washbasin and the integral garage which has an automatic roller door and wood and coal bunkers.
Upstairs are four bedrooms with the master bedroom having an en suite shower room with pedestal washbasin and WC. The partially tiled bathroom also has a pedestal washbasin, WC and cupboards, one housing the hot water tank.
Outside there is a timber framed and corrugated garage / store (4.45 m x 7.45 m). The enclosed back garden has a garden shed together with the Daikin Altherma Air Source pump and an oil tank (for Rayburn cooker). The main garden is enclosed by hedging and is mainly down to lawn with some gravelled seating areas and flower borders. There is a lower paved seating area and a small orchard with pear, apple and plum trees.
The paddock is enclosed by fencing and hedges. Within this is a 16 ground mounted 4kW solar panel system.
Across from the house is the attractive stone built steading range comprising stables (4.3 m x 6.6 m) with two loose boxes, barn (4.50 m x 20.8 m) incorporating former grain bins now used as an inner room. In addition there is a brick built store (3.95 m x 12 m) with steps up to a former hay loft. There are further stables (8.55 m x 4.25 m and 2.95 m x 4.55m) with three loose boxes and a former forge, now a store (4.3 m x 6.3 m). In front of the steading are further grassed areas.
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"The rural yet accessible location coupled with the clear development potential of the old stables and barn in the form of the steading, add a promising dimension to what is already a first class property.Ruaraidh Ogilvie