INDEPENDENT ESTATE AGENTS OF ARGYLL AND THE WEST HIGHLANDS

NEW YORK, DALAVICH, ARGYLL, PA35 1HLA MOST APPEALING MODERN LOCHSIDE PROPERTY

IN A SECLUDED SITUATION ON THE NORTHERN SHORE OF LOCH AWEWITH OUTSTANDING VIEWS OVER THE LOCH, ITS ISLANDS AND BEYOND

The Two Properties And Grounds Offer Several Options For A Home,A Retreat, Recreation And Holiday Letting

House – Porch : Lounge : Sun Room : Kitchen : 2 Bedrooms With En- Suite Bathrooms2 Further Bedrooms : Shower Room

Lodge – Living/Dining Area : Kitchen Area : 2 Bedrooms : Shower RoomAttached Open Fronted Boat Shed

Mature Garden & Grounds Of Over One AcrePrivate Loch Frontage : Riparian Fishing And Boating Rights

Guide Price £325,000

It is rare that a lochside property with private shoreline becomes available on Loch Awe, particularly one offering such flexibility of accommodation anduse and with such an outstanding vista to one of the most attractive parts of this magnificent loch. Loch Awe is one of Scotland’s most picturesque lochs,renowned for the quality of its fishing, with its wooded shores and numerous small islands and crannogs all set within an area of outstanding natural beautyand great historical significance.

New York, named after a former settlement there, enjoys a secluded and peaceful setting, just under a mile south of the charming rural village of Dalavich.The main House provides well appointed and versatile accommodation, with full double glazing and an electric heating system, augmented by a multi-fuelopen stove in the large lounge bringing a comfortable, living warmth to the winter months. There is a modern fitted kitchen, en-suite bathrooms to the twoprincipal bedrooms and an octagonal, loch facing sun-room (with door to the patio), from which to enjoy the wonderful and ever changing views.

The separate timber Lodge, again with full double glazing and electric heating, provides additional cosy and comfortable accommodation or a source ofletting income which is already well established.

The two properties sit within mature grounds of over one acre, much of it stretching down to the private shore-line. Riparian rights include fishing rights andthe right to place a boat and mooring on the loch. Wildlife is abundant including many varieties of small birds, a local pair of Ospreys that can be seen fishingon the loch, herons, ducks, red squirrels, occasional small deer and regular visits from Pine Martens.

Over the past 15 years this has been a charming and secluded family holiday home, which has also enjoyed successful holiday letting.

THE HOUSE

Porch/Utility Room: 3.05m x 1.8m glazed entrance door and windows to three sides, plumbed in washing machine and tumble drier within vented built-incupboard, payphone, laminated floor, triple ceiling light.

Lounge/Dining Room: 6.8m x 5.8m window to side and glazed doors to conservatory, multi fuel stove on tiled hearth with wood mantel and surround, threestorage heaters, under-stair store, satellite tv point, BT broadband connection, fitted carpet, two light pendants.

Sun Room: 4.7m x 3.35m (octagonal) glazed patio door and extensive loch-facing windows, two panel heaters, fitted carpet, light pendant and wall lights.

Kitchen: 4.65m x 1.7m window to side, fitted with a comprehensive range of wall-mounted and floor-standing units with tiled splashbacks at work areas,built-in oven and hob with stainless steel chimney hood over, integrated dishwasher, integrated fridge and freezer, integrated microwave, laminated tileeffect flooring, electric panel heater, under unit lighting and striplight.

Bedroom 1: 4.65m x 2.16m window to rear, panel heater, fitted carpet, light pendant, open arch to store cupboard and En Suite Bathroom with 3 piece suitewith Redring shower and screen over bath, walls tiled at bath/shower, heated towel rail, striplight/shaver point, downlighters.

Inner Hall with storage heater, fitted carpet, light pendant.

Shower Room with frosted window, tiled shower cabinet housing Mira Sport unit, wc & whb, Dimplex fan heater, laminated floor, downlighters.

Bedroom 2: 3.55m x 2.55m window to rear, fitted double wardrobe with mirror doors, storage heater, fitted carpet, light pendant and wall lights.

En Suite Bathroom with frosted rear window, 3 piece suite with splash tiling at bath and whb, Dimplex fan heater, laminate flooring, downlighters.

A carpeted stair rises from the rear of the Lounge to the upper floor landing with storage heater, downlighters and access to the further accommodation.

Bedroom 3: 2.95m x 2.05m (coombed) Velux window, eaves store, fitted carpet, downlighters.

Bedroom 4: 2.35m x 2.1m (coombed) Velux window, eaves store, fitted carpet, downlighters.

THE LODGE

The well appointed accommodation is accessed from the loch facing decking.

Kitchen Area: 3.25m x 2.35m French doors to front, fitted with a range of floor standing and wall mounted units and worktops, cooker hood, plumbed forwashing machine, Dimplex panel heater, light pendant, vinyl flooring.

Living/Dining Area: 4.2m x 3.35m windows to front and side, satellite tv point, electric coal-effect stove heater, fitted carpet, light pendant.

Bedroom: 3.4m x 2.85m window to side, built-in double wardrobe and small dresser shelf, Dimplex panel heater, fitted carpet, light pendant.

Bedroom: 2.85m x 2.45m window to side, built-in double wardrobe and small dresser shelf, Dimplex panel heater, fitted carpet, light pendant.

Shower Room with frosted side window, quadrant shower cabinet with waterproof wall panels, wc & whb, heated towel rail, extract fan, striplight/shaverpoint, ceiling light.

Boat Shed: 6.0m x 5.4m adjoining the lodge, open fronted on concrete base with light and power supply.

GROUNDS

With private shore frontage to the loch and extending to over one acre, the gently sloping grounds provide a delightful combination of lawns, mature trees,flowering shrubs, paved patio and gravelled parking area. Large shed with power and light. There is a right of access to the nearby old jetty (a Site of Spe-cial Scientific Interest) and adjoining run-in for boat launching.

HISTORICAL AND LOCAL INFORMATION

The house is called New York after the settlement founded there by the York Building Company following the first Jacobite rebellion in 1715 although thearea was of great significance in Pictish times and in the early days of Christianity in Scotland. Boat travel was the only means of reaching this locale fromthe south until the 1950’s. A ferry operated between New York and Portinsherrach on the opposite shore providing a route for the vast cattle droves headingfrom the Highlands to the southern markets. Steamers also operated on the loch until the mid 1950’s - the old stone jetty remains but there is now littleevidence of the timber pier. A number of small islands can be seen from New York. The ruined castle on Innis Chonnel was the early stronghold of theCampbells and on Innis Sea Rammach are the ruins of a chapel and a burial ground.

Local services in Dalavich include a small shop with Post Office, a community centre and community run restaurant and bar. Further shops and services areavailable in Taynuilt, about 15 miles away, with the principal Argyll town of Oban providing a more comprehensive range of shops, restaurants, professionalservices and recreational facilities about 26 miles away. Oban is also the gateway via ferries to the many islands in the area including Mull, Coll, Tiree andBarra. Lochgilphead is some 20 miles to the south.

GENERAL INFORMATION

Services: Main electricity, mains water from private village supply, septic tank drainage. Access from road by shared track maintained by Forest Enterprise.

Rateable Values: £1,850 and £900 for the house and lodge, respectively, but currently nothing payable as both qualify for 100% relief under the SmallBusiness Scheme. The house was formerly assessed for Council Tax under Band E.

Lettings: Whilst not being sold as a going concern business, both the house and lodge have been successfully holiday let for many years. 2014 income wasapproximately £15,000 & £8,000, respectively.

Contents: The contents of The Lodge are included in the sale whilst the house contents are available by separate negotiation.

Home Report: Available from the Selling Agents. EPC Rating: E52.

Viewing: Strictly by appointment with the Selling Agents.

Guide Price: Three Hundred & Twenty Five Thousand Pounds (£325,000). Offers are invited and should be submitted to the Selling Agents.

IMPORTANT NOTICE : Although the sellers or lessors reserve the right to sell or lease their properties without further notice, it is possible that a closing date will beset and interested parties are advised to intimate their interest to Dawsons Estate Agents following inspection of the property. Sellers and lessors are not obliged to acceptthe highest or, indeed, any offer. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have beensold, let or withdrawn. We would advise that availability of the property is checked before journeys are commenced. No warranty will be given by the sellers or lessorsin respect of services and any electrical, gas or oil-fired appliances, including any heating system. Dawsons Estate Agents for themselves and for the sellers or lessors ofthis property, whose agents they are, give notice that whilst the information contained in these particulars, including quantities, maps and plans, is believed to be correct,it is not guaranteed and intending purchasers must satisfy themselves as to the accuracy of statements made. These particulars do not form part of any contract.

Dawsons Estate Agents, Alliance House, 1 George Street, Oban, Argyll, PA34 5RX

T: 01631 563901 F: 01631 566778 E: info@dawsonsestateagents.co.uk www.dawsonsestateagents.co.uk