4 bed detached house for sale

Whistleberry Cottage, Kinneff, Kincardineshire DD10

Stunning modern country house with dramatic sea views

Description
Whistleberry Cottage is a stunning modern house, dating from 2020, occupying a fabulous position with breathtaking, uninterrupted views over the nearby coastline to the North Sea, while at the same time being conveniently located to the A92 coast road. Imaginatively designed to provide superb accommodation, making the most of its site, the double storey house is beautifully presented, and has very high levels of finishings including walnut doors and staircase and is fully double glazed, with NorDan windows other than the veluxes. The en suites, shower room and WC all have Porcelanosa tiling. While modern in design, Whistleberry Cottage is built on the site of a former cottage and sits within garden grounds extending to some 0.4 acres. It is an efficient house with air source heating, two solar panels supplementing hot water, and underfloor heating on the ground floor. The integral garage is insulated so could be converted into further accommodation, subject to any necessary consents. An open plan living room/ kitchen, and adjoining dining room, all enjoy the superlative views, as does the principal bedroom upstairs along with a balcony off the landing. The accommodation and outside areas have been designed to be ideal for entertaining, while also being very comfortable for modern family living. Whistleberry Cottage has an attractive exterior which has a slate roof and a rendered finish along with Cedral Lap wood fibre cement weatherboard cladding, for ease of maintenance.

A covered entrance with a front door opens to an outer hallway with engineered oak flooring and a door linking to the integral garage. An inner hallway also has engineered oak flooring, staircase to the first floor, walk in under stair cupboard and a partially tiled shower room with wash basin and WC. Beyond is the hugely impressive open plan living room and kitchen, again all with engineered oak flooring. The living room has a bay window with auto blinds and a double sided Stovax wood burning stove with wooden mantel, shared with the adjoining dining room, which has sliding doors to a paved terrace, so also benefiting from the views. The fabulous, fully fitted Nobilia kitchen has Dekton and Corian worktops; integrated AEG appliances including a larder freezer, two ovens and a larder fridge; and a Hotpoint dishwasher and Quooker tap. The kitchen also benefits from a walk in shelved pantry cupboard and an island unit with four ring AEG induction hob with gas burner and Elica extractor, preparation sink and breakfast bar. Off the kitchen is a utility room with fitted units with sink, plumbing for washing machine, space for a dryer, sink and back door. There is a WC with wash hand basin.

Stairs with glass balustrades and low level lighting lead up to the landing where there is a walk in shelved cupboard and sliding doors to the balcony. This is an ideal sitting out area with a hot tub to enjoy the views, and a storage bench. The principal bedroom has dramatic full height windows, fitted wardrobes and a tiled en suite with bath, shower cubicle, wash basin, Bluetooth mirror and WC. Bedroom two has built in wardrobes and partially tiled en suite with shower, wash basin and WC. Bedroom three also has built in wardrobes and a partially tiled interlinking shower room with wash basin and WC, with bedroom four, which is currently used as an upstairs study/sitting room with fitted units with drinks fridge, and a covered balcony.

The integral garage has a Hormann auto up and over door and a circuit for an EV charger if required. There is gravelled parking adjacent to the house, while behind is the air source heat pump and a covered wooden log store. The paved terrace, adjacent to the dining room, is another ideal seating area, making the most of the views. The garden itself has lawns and vegetable beds, with some trees and shrubs providing shelter. There is a wooden summer house with a tiled roof, power and light, and attached decking, with a wooden garden store, again with power and light, and an inner store. In the lower part of the garden is a BBQ hut with power and light, sitting on a further area of decking.

Location
Whistleberry Cottage, Kinneff, is situated in a lovely rural and coastal location, only 8 miles south of Stonehaven, and some 24 miles from Aberdeen. Aberdeen Airport is also very easily reached by the Western Peripheral Route.

Primary schooling is available in the nearby village of Catterline, and in Inverbervie which also has local shopping and services. More extensive facilities are found in Montrose and Stonehaven which has a delightful harbour, along with a wide range of shops, pubs and restaurants, business services, and sports facilities, including a seasonal outdoor swimming pool. Secondary schooling is found at the Mackie Academy in Stonehaven or the Mearns Academy in Laurencekirk. Lathallan, at Johnshaven, is a well known local private school, for both day and boarding pupils, which caters for all age groups. The nearby A92 coast road, which passes through Roadside of Kinneff, connects Stonehaven with Montrose. There are railway stations at Stonehaven, Laurencekirk and Montrose, with services to Aberdeen and the south, including a sleeper to London.

Aberdeen, the Granite City, is very cosmopolitan and has all the amenities expected of a major centre with a wide range of shopping, leisure, entertainment and cultural activities, together with extensive business facilities. Aberdeen Airport is well served by both domestic and international airlines. There is a good selection of independent schools in the city and two universities.

The ruins of Dunnottar Castle, which is an iconic Scottish fortress, lie just to the south of Stonehaven. In 1651 when Cromwell’s forces besieged Dunnotter, the Scottish Crown Jewels were smuggled out of the castle, where they had been stored for safekeeping, by the wife of the minister at Kinneff, who hid them in the nearby Kinneff Old Church, where they remained for nine years before being returned to Charles II and placed in Edinburgh castle. Also nearby are the ruins of Whistleberry Castle, mentioned in the poem Lady Kathryn of Whistleberry Castle.

Locally, there are lovely walks along the coast, which is just minutes away. This part of the coastline features rugged rocky outcrops and cliffs, together with sandy bays and beaches, including that at St Cyrus which is also a nature reserve. There are a number of small fishing ports and harbours, including Catterline, Gourdon and Johnshaven, from where sea fishing, sailing and paddleboarding can be undertaken. Lobsters and crabs are a local delicacy. Catterline and the surrounding area is famous for its artists who visit and live locally, inspired by the beauty and history of their surroundings. Away from the coast the range of outdoor pursuits is impressive. Fishing can be taken on the North and South Esks, and on the River Dee, with Deeside being easily reached. There are numerous local golf courses including those at Stonehaven, Auchenblae, Montrose and Edzell. Inland lie the Grampian mountains which provide some of the best hill walking and cycling in eastern Scotland.

Distances: Roadside of Kinneff 1.75 miles, Catterline 3 miles, Inverbervie 3 miles, Johnshaven 7 miles, Stonehaven 8 miles, Laurencekirk 12 miles, Montrose 16 miles, Aberdeen 24 miles, Aberdeen Airport 26 miles, Dundee 45 miles.

Square Footage: 2,871 sq ft

Acreage:
0.4 Acres

Directions
What3words ///sticky.butterfly.ruby
Postcode DD10 0TJ

If coming from the north on the A90 dual carriageway, just south of Stonehaven take the A92 turning signposted Montrose and Arbroath. Continue for some 6 miles to Roadside of Kinneff. In the village turn left, signposted Kinneff School and Tod Head Lighthouse. Proceed for 0.9 miles and at the T junction turn right. After 0.7 miles turn left, signposted Whistleberry. Proceed down the tarred farm drive, then bear left and proceed past the houses at Whistleberry Steading, then bear left onto the farm track, and Whistleberry Cottage will be seen ahead.

If coming from the south on the A90, some 3 miles north of Laurencekirk, at Fordoun, turn onto the B967 signposted Arbuthnott and Inverbervie. Continue for some 6 miles and then turn left on to the A92, just to the north of Inverbervie. After 0.8 miles, turn right signposted Catterline and Old Church, Kinneff. Follow this road for 1.4 miles, passing the turning for Old Church, Kinneff, and the turning into Whistleberry will be seen on the right. Proceed as above.

If coming from the south on the A92 head north from Montrose, passing through St Cyrus and Inverbervie and after 1 mile turn right, signposted Catterline and Old Church, Kinneff, and continue as above.

Additional Info
Viewings - Strictly by appointment with Savills .

Services - Mains water and electricity, private drainage to Harlequin CAP6 sewerage treatment plant. Two solar panels supplement hot water reducing running costs, along with a Grant Aerona 3 air source heat pump. Propane gas for kitchen hob.

Local Authority & tax band - Aberdeenshire Council tax band G.

Fixtures & Fittings - Fitted carpets, window blinds and lights are included. The garage and shed shelving units, wall mounted TVs and brackets, Wi-Fi router, robot grass cutting equipment and logs are excluded.

Access - There is a right of access over the shared farm road and track, with maintenance on a shared basis.

Photos taken and brochure produced in July 2025.

Servitude rights, burdens and wayleaves - The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves, including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes, whether contained in the Title Deeds or informally constituted and whether referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied himself as to the nature of all such servitude rights and others.

Offers - Offers, in Scottish legal form, must be submitted by your solicitor to the Selling Agents. It is intended to set a closing date but the seller reserves the right to negotiate a sale with a single party. All genuinely interested parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection.

Deposit - A deposit of 10% of the purchase price may be required. It will be paid within 7 days of the conclusion of Missives. The deposit will be non-returnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents.
Important notice


Savills, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

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