Roseburn, 1 River Street, Dornoch, Sutherland Iv25 3 Ly

Roseburn is a versatile and spacious three-bedroom detached property situated in the heart of Dornoch, just yards from the renowned Royal Dornoch and Struie golf courses. Offering flexible accommodation, the home features two reception rooms—a bright, open sitting and dining room alongside a cozy separate living room—plus a well-equipped kitchen, shower room, and family bathroom. Outside, the extensive, south facing garden features a timber garage with an integral workshop and the Dornoch Burn running along the boundary. Ideally positioned just a short, level walk from local amenities and the beach.
Entrance Hall (2.9m x 2.3m)
Entered via the main entrance hall, featuring an integrated storage cupboard and doors leading into the hallway and living room.
Living Room (3.5m x 4.7m)
Currently used as a second sitting room, this bright space offers excellent flexibility and could easily serve as a second ground-floor bedroom. Benefiting from dual-aspect windows that overlook the front garden, it features a practical sliding door leading directly into the kitchen.
Kitchen (3.9m x 3.6m)
Fitted with ample wall and base units, an integrated double oven, induction hob, dishwasher, and washing machine. There is also space for a table and chairs.
Main Hallway (2.7m x 1.1m)
The main hallway provides access to the entrance hall, kitchen, main sitting/dining room, and ground floor shower room. There is a handy under stairs storage cupboard, stairs lead to the first floor.
Shower Room (1.6m x 2.6m)
A modern suite comprising a WC, wash hand basin, heated towel rail, integrated storage cupboard, and an enclosed shower.
Open Plan Living (Seating area: 3.3m x 3.5m | Dining area: 3.9m x 3.7m)
A large and light-filled space featuring windows on three sides. The room includes a cozy seating area centered around a fireplace (which has a back boiler connected to the central heating system), as well as a dedicated dining space easily accommodating a large family table overlooking the front garden.
Rear Hallway
Provides access to Bedroom Three and a door opening directly out to the rear garden. There is also access to the main loft space here.
Bedroom Three (4.0m x 4.3m)
A generous ground-floor double bedroom featuring dual-aspect windows and two integrated mirrored double wardrobes.
First Floor Landing (3.1m x 2.2m)
Provides access to Bedrooms One and Two and the family bathroom. The spacious landing easily accommodates a home office desk and additional storage units.
Bedroom One (4.3m x 3.6m)
Located at the top of the stairs, this large double bedroom features a window overlooking the front garden, integrated mirrored wardrobes, and a useful airing cupboard housing the hot water tank. There is access to a further loft space through this cupboard.
Bedroom Two (4.3m x 3.0m)
Situated across the landing, another spacious double bedroom with a front-facing window and built-in double mirrored wardrobes.
Family Bathroom (2.2m x 1.9m)
Comprising a WC, wash hand basin, and a bath with an overhead electric shower.
Garden - Approx. 850 sqm
The property sits within substantial garden grounds. To the front, the large, south facing garden is mainly laid to lawn, complimented by a gravel driveway providing ample off-street parking for multiple vehicles. Outbuildings include a timber-framed garage & workshop equipped with power and lighting, along with two additional timber sheds. The front garden extends down to the Dornoch Burn, which runs along the boundary edge just beyond a drying green. To the rear of the property, there is a small, fully enclosed garden area with adequate space for stores and waste bins.
Location
The property is situated in the Littletown area of Dornoch, on River Street, just yards from the world-renowned Royal Dornoch Golf Course and positioned directly adjacent to its acclaimed Struie Course. Both local town amenities and the beautiful sandy beach are only a short distance away. Dornoch is a picturesque and historic cathedral town centered around a charming town square. It offers a rich variety of independent shops, vibrant pubs, and restaurants, alongside primary and secondary schooling, a bowling club, and multi-faith churches. Inverness Airport lies approximately 40 miles to the south, offering regular domestic and international links.