“LOOK NO FURTHER”
Birchlea, 2 Kipp Paddock, Kippford is a modern detached 3 bedroomed pine lodge, built 2006, offering elegant open plan living with contemporary En-Suite facilities and fully equipped Kitchen, situated in an exclusive Development of 9 individually designed lodges, in the scenic coastal village of Kippford.
The lodge is approximately 60ft x 20ft (excluding the verandah) in size and has been finished to an extremely high standard throughout.
A tarmac entrance road leads to up to Birchlea where there is a gravelled parking area to the side for two cars. The Lodge is set in its own garden grounds this offers a great deal of privacy. They are laid mainly to lawn with mature trees. Three outside lights. Outside electric point. External electric meter. LPG Calor Gas Tank
A particularly attractive feature of the lodge are the French doors opening up to the covered verandah that runs around the property offering a variety of uses but makes an ideal outdoor entertainment space. There are also stunning views out over the Development towards the Lily pond which is a centre point of Kipp Paddock.
All furnishings are included in the sale with exception of personal items.
INTERNAL viewing is strongly recommended for this property to appreciate the accommodation and its location.
NOTE There is an annual factoring charge, which covers various general maintenance within Kipp Paddock.
This freehold lodge can be used 12 months of the year as a holiday home. Restrictions are the Lodge cannot be used and registered as your main residence.
Glazed door from Verandah gives access to:
HALL – 2.55m x 2m & 3.43m x 1.10m
L-shaped with tiled effect slate flooring, central heating radiator, ceiling light.
Plumbed for automatic washing machine and tumble dryer, combi central heating boiler, store area.
Double glazed doors through to:
OPEN PLAN LOUNGE/DINING/KITCHEN – 7.19m x 4.43m (longest & widest)
Exceptionally light and spacious with windows and 2 sets of French doors which open to a wrap around verandah offering stunning views.
Space for good sized dining table and chairs, laminate flooring, wooden curtain pole and curtains, central heating radiator, four spotlight track unit, French doors.
Range of beech effect base, wall and glass display cabinets with under pelmet lighting, integrated extractor hood, electric four ring hob with an Indesit single oven below, integrated dishwasher, space for fridge freezer, stainless steels sink and drainer with mixer tap, Aqua board splashbacks, laminate flooring, four spotlight track unit, smoke alarm, window to front with fitted roller blind.
Two windows to side dressed with wooden curtain poles and curtains, laminate flooring, French doors, black composite hearth with free standing electric fire, SKY connection, Broadband connection, two central heating radiators, four wall lights.
Returning to the Entrance Hall:
BEDROOM 1 – 3.75m x 2.84m
Double room with ample space for storage, window to side, wooden curtain pole and curtains, wall lights, central heating radiator.
BEDROOM 2 – 3.45m x 2.61m
Bright and spacious double room with window to side, wooden curtain pole and curtains, wall lights, central heating radiator.
MASTER BEDROOM (with En-Suite) – 3.75m x 3.67m
Expansive room, yet cosy with additional feature of the En-Suite, window to rear, wooden curtain pole and curtains, wall lights, central heating radiator.
EN SUITE SHOWER ROOM – 2.14m x 1.66m
Modern double walk-in shower cubicle with combi shower, fitted with Aqua board for ease of maintenance, W.C and wash-hand basin with mixer tap set in individual units, wash-hand basin unit comes with cupboard to side and below, laminate flooring, heated towel rail, ceiling light, extractor fan, obscured window to front.
BATHROOM – 2.14m x 2.14m
Family sized, fitted with modern “P” shaped bath and combi shower above with matching glazed shower screen and fitted with Aqua board, W.C. and wash-hand basin set in vanity unit with cupboard below, heated towel rail, ceiling light, extractor fan, obscured window to front.
The villages of Kippford and nearby Rockcliffe form the premier residential coastal area in Dumfries and Galloway. Much of this area, of outstanding natural beauty, is under the ownership of the National Trust for Scotland.
Kippford is a picturesque sailing village and a popular holiday destination four miles from Dalbeattie, which recently benefited from a newly built learning campus which brings together the Nursery, Primary and Secondary School all onto one shared site (Opened November 2017), as well as a full range of shops and services. A further 14 miles west lies Dumfries the County Town for the region and the new Dumfries and Galloway Royal Infirmary which opened December 2017. The village of Kippford is home to the Solway Yacht Club and benefits from two hotels, which offer excellent food and accommodation, as well as a small shop, café, marine chandlery, public slipway and substantial moorings.
The South West of Scotland is well known for its mild climate, attractive unspoilt countryside and the diversity of sporting and recreational pursuits. There is good hill walking in nearby Galloway Hills and cycling along some of the new designated cycle routes as well as the 7 Stanes mountain bike routes, including Dalbeattie Forest and the Galloway Forest Park. For walking enthusiasts there are many lovely walks in the area for all abilities including from Kippford to the village of Rockcliffe along the Jubilee Path, and coastal walks along the cliffs at Portling to Sandyhills where there is a pretty beach. There are other sporting opportunities such as shooting and stalking, as well as trout and salmon fishing on the regions numerous lochs and rivers. For golf enthusiast there is the nearby Championship course at Southerness, 11 miles away, and there are several other courses nearby including Kippford, Dalbeattie and Castle Douglas. The Solway Coast is popular with sailors and Kippford and Kirkcudbright have safe moorings. In addition Kirkcudbright is the local Artists town with a number of galleries offering a range of exhibitions throughout the year.
Communications to the area are very good. There is a main line railway station in Dumfries and also Lockerbie providing excellent links to both the north and south. The M74 motorway network is 45 miles distant, and there are regular flights to other parts of the UK, Ireland and Continental Europe from Prestwick Airport which is about one and half hours drive to the north. Edinburgh and Glasgow can be reached in less than two hours.
By contacting Hewats the Selling Agents, our contact details can be located at the front of the sales brochure.
COUNCIL TAX BAND
The Lodge is currently rated.
Mains water, electricity and drainage.
LPG gas central heating. Double glazed windows.
Offers in Scottish Legal form should be lodged with the selling agents’ Castle Douglas Office. Interested parties are strongly recommended to register their interest with the selling agents as a closing date may be fixed for offers
Subject to negotiation.