Summary - Balbair, Black Isle, IV7 IV7 8LJ
4 bed 1 bath Detached
Character cottage with development plot and garden, ideal for families or buyers seeking potential.
Four bedrooms including flexible home office/bedroom four
Large kitchen/dining room and separate sun room
Lounge with wood‑burning stove and mature private garden
Serviced side plot with full planning permission in perpetuity
EPC rating F — requires energy improvements
Very slow broadband; average mobile signal for remote working
Only one bathroom for four bedrooms — may need extension
Located rurally with easy access to Inverness via Kessock Bridge
Set in the heart of the Black Isle, this traditional four‑bedroom detached cottage offers spacious family accommodation and substantial outdoor grounds. The ground floor features a large kitchen/dining area, lounge with wood‑burning stove and a sun room that opens to a mature, private garden. Upstairs provides three further bedrooms plus a flexible fourth room ideal as a home office or guest room. There is one family bathroom.
A major value driver is the serviced plot to the side with full planning permission in perpetuity, offering development potential or an income opportunity (subject to consents and utilities). The property’s size and layout make it suitable for families seeking long‑term countryside living or buyers willing to add modern finishes and improve energy performance.
Be frank about the drawbacks: the EPC rating is F and the home will benefit from energy upgrades. Broadband speeds are very slow and mobile signal is average — factors to consider for remote working. Council tax is described as expensive for the band. The house sits in a remote, rural community in a very deprived area, which affects local services and amenities.
Overall this is a characterful cottage with scope to improve and develop. Buyers should budget for energy and cosmetic upgrades, and consider the location’s connectivity limits alongside the attractive proximity to Inverness and the bonus of a planning‑ready plot.
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