“ONE NOT TO BE MISSED”
Kirkbrae, Balmaclellan is a traditional 4 bedroomed house situated in the lovely Galloway village of Balmaclellan with fantastic views over garden to the rear and to the open countryside and the Galloway Hills beyond.
The front of the property adjoins the public footpath.
To the side there is a tarmac driveway which offers ample off-street parking for several cars.
To the rear there is an immaculately presented garden, with a paved patio area with wrought iron railings situated just outside the Sunroom.
Steps then lead down to an area of lawn with a variety of mature trees, shrubs and rockery area offering a variety of colour throughout the year. Garden Shed. Outside lighting. Outside water tap.
Attached concrete block built boiler house with monopitched profiled metal covered roof houses the Worcester Danesmoor Oil fired regular boiler (which also provides hot water supplemented by the photovoltaic panels).
To the left-hand side of the house there is a side pathway which is shared with the neighbouring property.
The garden is bounded by drystone dyke to the right hand side and the remaining bounded principally timber fencing.
The property was originally built as two semi-detached houses, approximately 140 years ago and has been substantially altered and extended to form a single dwellinghouse within the last 30 years. The main walls of the original two storey property are of solid whinstone construction, strapped and plasterboard lined internally with plaster finish, painted externally to the gables and rear.
The outer walls of the single storey rear extensions are of traditional cavity concrete block construction, rendered and painted externally, plastered internally except where tongue and groove timber lined in the Sun Room extension. It has an internal floor area of 211m2.
All fitted carpets and floor coverings are included in the sale.
INTERNAL viewing is highly recommended to appreciate the uniqueness and size of this property.
Glazed door with glazed side panel gives access to:
ENTRANCE HALL – 3.45m x 3m
Bright and welcoming entrance space, wooden flooring, understair cupboard with light central heating radiator, ceiling light, thermostat control, cupboard housing fuse box and smart meter, stairs to upper floor, glazed obscure door through to:
BEDROOM 1 – 4.10m x 3m
Currently used as a Work Room. Window to the front fitted with curtain track and curtains, fitted carpet, strip light, central heating radiator, telephone point, five shelved cupboards.
DINING ROOM – 4.60m x 4.40m
Bright formal dining room with two windows to front fitted with curtain poles, curtains and half net curtains, two recessed alcoves, one with glass shelving and cupboard below with louvred doors, brick built fireplace with wooden mantle, double access from Hall and Kitchen. fitted carpet, two central heating radiators. Step up into Kitchen.
KITCHEN – 4.80m x 2.60m
Expansive range of oak wall and base units including three drawer units and granite worktops, tiled splashbacks, vinyl cushioned flooring, stainless steel sink and drainer with mixer tap, integrated automatic washing machine and dishwasher, space for freestanding fridge/freezer, freestanding electric cooker with extractor hood above, six spotlights, telephone point, two windows to rear, double access from Hall and Dining Room. Step down to Inner Hall.
INNER HALL – 5.38m x 1.53 by 1.36m x 1.05m
Continuation of wood flooring from entrance hall, three recessed spotlights, ceiling pendant light, central heating radiator, smoke alarm, Doors leading to Kitchen, Sunroom and Lounge
SHOWER ROOM – 1.87m x 0.90m
Fully tiled room with champagne coloured wash-hand and W.C., shower tray and shower curtain with Mira Sport electric shower, extractor fan, ceiling light, obscure window to rear.
SUN ROOM – 4.41m x 2.38m
Windows on two elevations fitted with roller blinds, tiled floor, central heating radiator, pine clad ceiling, cupboard and shelving, ceiling lights.
LOUNGE – 5.50m x 4.65m
Spacious family room with brick-built fireplace with wooden mantle, windows on three elevations fitted with wooden curtain poles and curtains, fitted carpet, three central heating radiators, telephone point, T.V. aerial point.
Returning to the Entrance Hall. A decorative wrought iron staircase leads up to:
LANDING – 4.80m x 1.21m
Fitted carpet, two ceiling lights, central heating radiator, two windows to rear fitted with curtain track and curtains, smoke alarm.
BEDROOM 2 – 4.53m x 4.22m
Built-in three double wardrobes with hanging rail and shelf and drawer units, dressing table with three drawers and corner display unit, windows on three elevations fitted with curtains track and curtains, fitted carpet, central heating radiator and electric convector heater, ceiling light, part coombed ceiling, telephone point, cupboard housing hot water tank.
FAMILY BATHROOM – 4.33m x 3.07m
Large room with obscure window to front fitted with curtain track and curtains, grey suite comprising of bath with mixer tap, wash-hand basin, W.C. and bidet, shower cubicle rail and curtain and mains shower, part tiled, fitted carpet, two ceiling lights, two chrome towel rails, central heating radiator, shelved cupboard, access to roof space.
BEDROOM 3 – 3.85m x 3.70m
Double sized room with ample space for free standing furniture, window with deep sill to front with curtain track and curtains, fitted carpet, central heating radiator and electric convector heater, ceiling light, hatch to roof void.
BEDROOM 4 – 4.80m x 4.27m
This room is currently used as Study/Office. Window to rear with breathtaking views over the Galloway hills. A further windows to front with window seat, all fitted with curtain track and curtains, fitted carpet, central heating radiator and electric convector heater, shelved cupboard.
Balmaclellan itself has a small shop, with the nearby villages of New Galloway and Dalry offering Primary and Secondary schooling, pubs, restaurants and a Bank and Post Office. The larger market town of Castle Douglas is a 20 minute drive from Balmaclellan and within commuting distance of Dumfries and Ayr which offers a wider range of facilities.
Communications to the area are much improved with the A75 trunk road providing access from the south via the M6, A74 and M74. Access from Cairnryan (the ferry link with Northern Ireland) is a little over an hours drive via the A75. The international airports of Prestwick and Glasgow can be reached in approximately 1 hour to 2 hours respectively.
This area of Southwest Scotland is well known for its unspoilt countryside and diverse landscape. The outdoor and sporting enthusiast is extremely well catered for and there exists the ability to take shooting locally, with fishing readily available on the Rivers Dee, Nith, Annan and Border Esk. Given the diverse landscape, the outdoor enthusiast is afforded the opportunity of wonderful walks, sailing, cycling, (The Seven Stanes Cycle Route), and for the golfer there are an abundance of good local courses. The nearby Loch Ken with its sailing centre provides endless opportunities for water sports and there is a water skiing centre on the Eastern side of the Loch. The surrounding area is well known for its heritage status due to the spectacular ‘Dark Skies’ allowing for astronomy enthusiasts to appreciate the crystal clear skies.
In addition to this the property is situated in an area which has a thriving cultural and art and craft scene.
VIEWING/HOME REPORT REQUEST
By contacting Hewats the Selling Agents, our contact details can be located at the front of the sales brochure.
COUNCIL TAX BAND
Currently Band F.
Mains electricity, water and drainage.
Oil fired central heating. UPVC double glazed casement style.
The energy efficiency rating of this property is Band – D.
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.