Tomich Farmhouse, Invergordon, IV18

Set within approximately 1.6 acres of mature private grounds, Tomich Farmhouse is an impressive Victorian residence offering a wonderful blend of period character, generous proportions and exceptional versatility. Enjoying an attractive rural setting with views towards the Black Isle and the Cromarty Firth, the house extends to approximately 248m² and offers elegant reception rooms, a substantial farmhouse kitchen, four spacious double bedrooms, each with en-suite facilities, a garden room and additional family room. Further enhancing the property is a self-contained annex and substantial detached outbuilding, offering considerable additional space and potential for multi-generational living, home working, hobby space or a variety of alternative uses, subject to any necessary consents. The established grounds include lawns, mature trees and shrubbery, a fruit orchard, greenhouse, patio and sheltered seating areas creating a private and attractive setting for this distinctive Highland home.

LOCATION:- Tomich Farmhouse enjoys a peaceful setting on the outskirts of Invergordon, overlooking the surrounding countryside and Cromarty Firth. The location offers an appealing balance between country living and convenient access to local amenities and transport links.

Situated on the northern shore of the Cromarty Firth, Invergordon provides a range of everyday services, including shops, healthcare facilities and primary and secondary schooling. The town is also well known as a port of call for international cruise vessels and offers excellent road and rail connections throughout the Highlands and beyond.

The surrounding landscape is characterised by rolling farmland, woodland and coastal scenery, providing opportunities for walking, cycling, wildlife observation and a wide range of outdoor pursuits. Inverness, is readily accessible, offering the convenience of a city while allowing residents to enjoy a rural lifestyle.

GARDEN GROUNDS:- Extending to approximately 1.6 acres the grounds are a notable feature of the property, providing a high degree of privacy and a mature setting for the house. The grounds incorporate generous areas of lawn, mature trees and established shrubbery, together with a productive fruit orchard ensuring interest throughout the seasons. A substantial greenhouse provides further scope for those with an interest in gardening and cultivation, while a paved patio and covered seating area provide sheltered spaces for outdoor dining and entertaining. The gardens combine formal and informal areas with a mature, established character rarely found with modern properties and provide an exceptional extension to the living accommodation.

GARDEN ROOM (4.31m x 4.55m):- A delightful reception room enjoying an abundance of natural light and attractive views over the garden grounds towards the Cromarty Firth. Floored in limestone, generous glazing enhances the feeling of connection with the surrounding landscape, creating a wonderfully relaxing setting throughout the year. Access is provided directly to the main hallway, and the room lends itself equally well as a sitting room, reading room, garden room or entertaining space.

HALLWAY:- Entered via the original front door, the welcoming entrance hallway reflects the character and proportions of this beautiful period home. Original exposed timber floorboards, which extend through the dining room and living room and attractive period features create a strong first impression, while the central position of the hallway provides access to the principal ground-floor accommodation and the staircase rising to the upper floor.

DINING ROOM (4.78m x 5.20m):- A spacious and elegant formal dining room retaining the original timber floorboards and featuring, a cast-iron radiator and wood-burning stove, creating a warm and inviting focal point. Dual-aspect windows provide excellent natural light, complemented by attractive window seats and useful built-in storage. With ample space for a substantial dining table, this is a wonderful room for both everyday family meals and more formal entertaining.

LOUNGE (4.78m x 5.22m):- A beautifully proportioned principal reception room with dual-aspect windows overlooking the front and side elevations. Original floorboards, a cast-iron radiator and wood-burning stove create a comfortable and characterful setting, while the generous proportions make the room equally suitable for everyday use and entertaining. Accessed from the hallway, further doors lead through to the study and the kitchen, ensuring excellent flow throughout the ground floor.

STUDY (2.75m x 3.57m):-  A versatile room currently utilised as a home office though equally suitable as a library or hobby room. A window overlooks the rear of the property and an access door leads directly to the side garden offering a peaceful and productive environment.

KITCHEN (4.46m x 5.65m):-  The farmhouse kitchen forms a natural focal point of the house, combining traditional character with practical modern convenience. Centred around an Esse Ironheart range, with a practical limestone floor, the room is fitted with extensive cabinetry and solid timber work surfaces, providing generous preparation and storage space.

A traditional double Belfast sink complements the farmhouse style, while integrated appliances include an induction hob, two single ovens, a dishwasher and fridge/freezer. There is ample room for a dining table, providing a more informal space for family meals and everyday living. The kitchen opens through to the utility room and back door and also provides access to the family room.

UTILITY ROOM (2.82m x 1.64m):- Positioned adjacent to the kitchen, the utility room provides valuable additional workspace and storage. The room is fitted with a sink, together with plumbing and space for a washing machine.

FAMILY BATHROOM (1.65m x 2.59m):-  Fitted with a sunken bath, wash hand basin and WC, the family bathroom serves the ground-floor accommodation and benefits from natural light provided by a rear-facing window..

FAMILY ROOM (4.35m x 3.52m):- Accessed from the kitchen via a separate staircase, this good-sized and highly versatile room offers a range of potential uses. With windows overlooking the side garden, it would make an excellent family room, children's playroom, additional sitting room or informal entertaining space.

STAIRCASE AND LANDING:-  The original staircase rises to a split-level landing, reflecting the character and proportions expected of a Victorian home and providing access to all four double bedrooms. The landing also provides access to the loft space via a ceiling hatch.

BEDROOM ONE (4.17m x 4.57m) -A spacious principal bedroom enjoying an elevated position to the front of the property and attractive views across the surrounding landscape. The room benefits from fitted storage and direct access to the en-suite.

EN-SUITE (2.08m x 2.28m):- Fitted with a walk-in shower enclosure and electric shower, wash hand basin with vanity storage, WC and heated towel rail. A window to the front elevation provides natural light.

BEDROOM TWO (4.80m x 4.50m):- A large double bedroom featuring a painted timber floor, fitted wardrobe, and pleasant views from the front-facing window. The room offers excellent proportions and benefits from a private en-suite shower room.

EN-SUITE (0.96m x 2.21m):- Comprising a shower enclosure with electric shower, wash hand basin, extractor fan and WC.

BEDROOM THREE (3.32m x 3.88m):- A comfortable double bedroom positioned to the rear of the property and benefiting from fitted wardrobes. The room enjoys a pleasant outlook overlooking the side garden and is complemented by a private en-suite shower room.

EN-SUITE (1.57m x 2.13m):- Fitted with a shower enclosure with electric shower, wash hand basin, WC and heated towel rail.

BEDROOM FOUR (2.95m x 3.88m):- A further double bedroom with fitted storage, with views toward the rear of the property and neighbouring farmland . Access to an adjoining en-suite shower room.

EN-SUITE (1.54m x 1.85m):- Comprising a shower enclosure with electric shower, wash hand basin and WC, together with an extractor fan.

ANNEX:- The self-contained annex provides valuable additional accommodation suitable for guests, multi-generational living, independent workspace or holiday letting potential (subject to any necessary consents) and significantly enhances the flexibility of the property. The entrance hall opens directly into the bedroom, with an archway leading through to the lounge/kitchenette. There is also access to the shower room, while excellent storage is provided throughout the accommodation, including three fitted shelves and a fitted cupboard.

LOUNGE/ KITCHENETTE (5.10m x 3.46m):- A versatile open-plan space incorporating a kitchenette with base units, worktop, sink,  integrated halogen hob and space for an under-counter fridge. Ample space is available for lounge and dining furniture while generous windows provide a pleasant outlook and natural light.

BEDROOM (3.14m x 2.32m):- A bright and well-proportioned bedroom benefiting from windows to both the front and rear elevations, together with space for bedroom furniture.

SHOWER ROOM (1.71m x 1.32m):- Comprising a shower enclosure with electric shower, wash hand basin, extractor fan and WC, creating a practical and self-contained suite of accommodation.

OUTBUILDING :- A significant feature of the property is the substantial detached outbuilding which provides an exceptional amount of additional accommodation and storage space. Accessed via glazed double doors, a double-width staircase leads to the first floor, while further double doors provide access to the ground floor space.

GROUND FLOOR (11.45m x 5.58m):-  A remarkably spacious area with numerous windows to the side elevation, together with a further window to the front, providing excellent levels of natural light. The scale and proportions of this space offer considerable flexibility and potential for a wide variety of uses, subject to any necessary consents. The room currently accommodates the heating system serving the property.

FIRST FLOOR (11.46m x 5.47m):- The staircase rises to an expansive first-floor room offering an impressive amount of additional accommodation. Large windows to the front and rear elevations provide excellent natural light, with the outlook to the rear extending across the surrounding open farmland. The room offers tremendous flexibility and could lend itself to a variety of uses, subject to the necessary consents.

EXTRAS INCLUDED :- All fitted floor coverings, window blinds and curtain rails/poles, light fittings, and integrated kitchen appliances. Additional items may be available through separate negotiation.

SERVICES:- Mains water, private drainage via septic tank, biomass heating system (Fröling biomass boiler located within the outbuilding) and mains electricity. Television and telephone points are installed.

FLOOR AREA:- 282m2