We've tightened what earns a Pursue. A home now needs a published valuation, a strategy that still makes money after real running costs and lender stress tests, and no listing problems that would stop a mortgage. You'll see fewer Pursues, and each one has been checked harder.
See how verdicts work3-bedroom semi-detached house · IV25 3NP
For saleListed 130 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
11 ELIZABETH GARDENS, DORNOCH, SUTHERLAND, IV25 3NP CONSERVATORY, KITCHEN/DINER, LOUNGE, 3 BEDROOMS, MASTER BEDROOM ENJOYING EN-SUITE BATHROOM WITH SHOWER, WC, SHOWER ROOM.
GENERAL DESCRIPTION Set in a pleasant residential location, a short walk from the world famous Royal Dornoch Golf Course, award winning beach and historic town centre, this three bedroom property is in walk-in condition and has been altered to provide bright and spacious family accommodation laid over two floors.
Accommodation comprises on the ground floor: lounge, bedroom, WC, kitchen/diner and conservatory with two further bedrooms, master enjoying a spacious En-suite, and shower room located on the first floor.
Central heating is by way of an air source heat pump which was installed in 2023 and the property is fully double-glazed. Externally, the front and rear gardens are both fully enclosed.
This property must be viewed to be fully appreciated.
PRICE: OFFERS OVER £255,000.00 LOCATION Elizabeth Gardens is a quiet cul-de-sac and is only a short walk from the centre of Dornoch, Royal Dornoch Golf Club and all amenities.
The Cathedral town of Dornoch enjoys a temperate climate and is a popular holiday destination for families and golfers.
Renowned for its world famous Links Course at The Royal Dornoch Golf Club, it also enjoys an award winning beach and offers a range of shops, hotels, restaurants, medical centre and dental practice.
There are Primary and Secondary schools and a College of Further & Higher Education. The Capital of the Highlands, Inverness, is located approximately 45 miles to the south.
Inverness offers a wide range of services and shops as well as excellent transport links.
DIRECTIONS From the Square in Dornoch drive straight ahead up the hill past the old Police Station and past the Royal Golf Hotel.
Follow this road round and just before the entrance into the Dornoch Hotel, turn right into Elizabeth Crescent.
Follow this road straight ahead and take the 2nd junction on the left into Elizabeth Gardens. No. 11 is directly in front as you drive in.
ACCOMMODATION Entrance through part glazed UPVC door into: ENTRANCE PORCH: Laminate flooring. Built-in cupboard with electric meter and fuse box. Ceiling light. Door into WC. Open through to hall.
WC: Comprising WC and wash hand basin set in vanity unit with storage drawers. Laminate flooring. Window fitted with Roman blind. Extractor fan. Ceiling light. Wall mounted Dimplex down-heater.
HALL: Allows access to kitchen/diner and lounge. Carpeted stairs to first floor landing. Solid wood flooring. Recessed ceiling lights.
LOUNGE: Nicely proportioned room enjoying front facing window fitted with Roman blind. Wall mounted display shelf with hanging hooks. Solid wood flooring. Recessed ceiling lights. Radiator.
The Vaillant control unit for the heat pump, which controls the heating and hot water, is located on top of the cupboard and can also be controlled remotely with WiFi.
GROUND FLOOR BEDROOM: Set on the ground floor, this bright bedroom enjoys a double aspect with glazed patio doors leading to a paved patio at the front of the property allowing plenty of natural light to enter.
Fitted Roman blind on rear window. Curtains. Wall lights. Solid wood flooring.
KITCHEN/DINER: Nicely proportioned room, with front facing window, comprising a generous amount of wall and base units incorporating a Franke sink and drainer with mixer tap. Generous work surface.
6 ring gas range cooker with double oven and large extractor hood above. Dishwasher. Recessed ceiling lights. Radiator. Laminate flooring.
Door into under-stair storage cupboard housing the hot water tank and heat pump. Plumbed for washing machine. Open through to Conservatory. CONSERVATORY: A great addition to the property.
This substantial room gives an impressive area for relaxing and entertaining. Glazed on 3 sides. Solid wood flooring Feature drop ceiling lights. Door leads out to the rear of the property.
From the hall a carpeted stairs leads up to the landing LANDING Access is given to two bedrooms and shower room. Radiator. Carpet. Rear facing windows. Hatch to loft. Recessed ceiling lights.
SHOWER ROOM: Comprising WC, wash hand basin and fully tiled shower cubicle fitted with a rain shower head and secondary shower head. Rear facing window fitted with Roman blind. Tiled flooring.
Walls partially tiled. Extractor fan. Recessed ceiling lights. Ladder style heated towel rail. Deep storage shelving. MASTER BEDROOM: Nicely proportioned room enjoying a front facing window. Carpet.
Recessed ceiling lights. Radiator. Feature alcove with light. Door through to an extremely generous sized En-suite bathroom room with walk-in shower cubicle.
EN-SUITE: Extremely spacious comprising WC, bath, walk-in shower cubicle with rain shower head and vanity wash hand basin set in a unit backed with a large wall mirror.
Front facing window fitted with venetian blinds. Wall mounted ladder style heated towel rail. Recessed ceiling lights. Tiled flooring and walls are partially tiled. Radiator.
BEDROOM 3: Nicely proportioned room with double aspect. Views of the Dornoch Firth can be seen from the front window. Radiator. Carpet. Venetian blinds.
GARDEN The property is set in an easily maintained garden which lies to the front and rear and are both fully enclosed.
The front garden has been partly laid with crazy paving, providing an ideal setting for outdoor entertaining, and chips. Wooden planters provide colour throughout the summer months.
The rear garden has also been laid with paving and chips and is very private. INCLUDED All carpets, curtains and blinds. Range cooker. Dishwasher.
CONTENTS The seller is willing to offer the entire contents, so far as not already included in the sale, for purchase by separate negotiation.
COUNCIL TAX BAND Band ‘ B ’ EPC RATING Band " D " POST CODE IV25 3NP SERVICES Mains water, electricity and drainage.
VIEWING Contact the selling agents ENTRY By Arrangement PRICE Offers over £255,000.00 in Scottish Legal form are invited.
Only parties who note interest formally will be informed of any closing date that may be set.
These Particulars do not constitute an offer or contract and while believed to be accurate are not guaranteed.
Offerers by offering will be held to have satisfied themselves as to the extent and condition of the subjects of sale as to which no warranty is given or is implied either from these Particulars or from any advertisement for sale of the subjects or otherwise.
ARTHUR & CARMICHAEL SOLICITORS & ESTATE AGENTS CATHEDRAL SQUARE, DORNOCH, SUTHERLAND IV25 3SW TEL. FAX Email – Entrance Porch Laminate flooring.
Built-in cupboard with electric meter and fuse box. Ceiling light. Door into WC. Open through to hall. WC Comprising WC and wash hand basin set in vanity unit with storage drawers.
Laminate flooring. Window fitted with Roman blind. Extractor fan. Ceiling light. Wall mounted Dimplex down-heater. HALL Allows access to kitchen/diner and lounge.
Carpeted stairs to first floor landing. Solid wood flooring. Recessed ceiling lights. LOUNGE Nicely proportioned room enjoying front facing window fitted with Roman blind.
Wall mounted display shelf with hanging hooks. Solid wood flooring. Recessed ceiling lights. Radiator.
The Vaillant control unit for the heat pump, which controls the heating and hot water, is located on top of the cupboard and can also be controlled remotely with WiFi.
GROUND FLOOR BEDROOM Set on the ground floor, this bright bedroom enjoys a double aspect with glazed patio doors leading to a paved patio at the front of the property allowing plenty of natural light to enter.
Fitted Roman blind on rear window. Curtains. Wall lights. Solid wood flooring.
KITCHEN/DINER Nicely proportioned room, with front facing window, comprising a generous amount of wall and base units incorporating a Franke sink and drainer with mixer tap.
Generous work surface. 6 ring gas range cooker with double oven and large extractor hood above. Dishwasher. Recessed ceiling lights. Radiator. Laminate flooring.
Door into under-stair storage cupboard housing the hot water tank and heat pump. Plumbed for washing machine. Open through to Conservatory. CONSERVATORY A great addition to the property.
This substantial room gives an impressive area for relaxing and entertaining. Glazed on 3 sides. Solid wood flooring Feature drop ceiling lights. Door leads out to the rear of the property.
SHOWER ROOM Comprising WC, wash hand basin and fully tiled shower cubicle fitted with a rain shower head and secondary shower head. Rear facing window fitted with Roman blind. Tiled flooring.
Walls partially tiled. Extractor fan. Recessed ceiling lights. Ladder style heated towel rail. Deep storage shelving. MASTER BEDROOM Nicely proportioned room enjoying a front facing window.
Carpet. Recessed ceiling lights. Radiator. Feature alcove with light. Door through to an extremely generous sized En-suite bathroom room with walk-in shower cubicle.
EN-SUITE Extremely spacious comprising WC, bath, walk-in shower cubicle with rain shower head and vanity wash hand basin set in a unit backed with a large wall mirror.
Front facing window fitted with venetian blinds. Wall mounted ladder style heated towel rail. Recessed ceiling lights. Tiled flooring and walls are partially tiled. Radiator.
BEDROOM 3 Nicely proportioned room with double aspect. Views of the Dornoch Firth can be seen from the front window. Radiator. Carpet. Venetian blinds.
Value & comps
Land Registry doesn’t cover Scotland or Northern Ireland, so previous sales may not be on record.
Returns
Set an offer; the calculator follows it.
Short-let licence or registration needed
We're still gathering serviced-accommodation data for this area.
Archie refurb estimate: a Pro feature
0.0% below asking
This is not financial or investment advice. Prop AI Deals is not authorised by the Financial Conduct Authority (FCA) to provide investment advice.
All investment calculators, property analyses, and AI-generated insights are for informational purposes only. Property investment carries risk and may result in financial loss. All calculations should be independently verified and you should consult with FCA-authorised financial advisers before making any investment decisions.
Past performance does not guarantee future results. Tax implications vary by individual circumstances.
Deal
Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.
Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.
BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.
Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.
Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.
See projected short-stay revenue vs a vanilla BTL for this property.
See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.
Area
Agent & docs
FAQ
About 11, Elizabeth Gardens, Dornoch
Explore nearby
