Kames View, Kames, Tighnabruaich, Argyll and Bute, PA21

Description
Kames View, Flat 3 is a well-proportioned three bedroomed upper villa with captivating high ceilings reflective of the period the property was built. The property boasts vastly beautiful, unhindered views to Bute and the West Kyle. It is one of only three properties within the block. The building features exposed, natural, smooth render to the front elevation and exposed natural stone to the side, and the whole is under a slated roof.

The house is separated from the foreshore by the single track, quiet road that connects the village on the coastal side. From its immediate foreshore situation, there are quite magnificent and sometimes dramatic open aspects that capture passing yachts and marine wildlife such as porpoises in season. The property looks outward to the neighbouring Island of Bute, the waterscape of the famous Kyles of Bute, north to the sheltered anchorages at Tighnabruaich and south towards the island of Inchmarnock.

Ground Floor:
UPVC outer door to rear lower hallway with Terra Cotta tile floor and cloakroom/wc.

First Floor:
Broad timber staircase to upper hallway, pine cladding to the ceiling. Glazed door to reception hallway, cloaks cupboard and general-purpose store, fitted dining and breakfasting kitchen with dado rail and cornice, ceiling drier pulley, good space for dining tables and chairs to sit six adults with ease. Sitting room with shallow press, cornice, wonderful views, contemporary style and Hwam log burner on a polished marble hearth. Bedroom 1 with window to rear gardens, attic access hatch, linen store with domestic hot water tank and slatted shelving. Bedrooms 2 & 3 with front facing windows, the latter with Edinburgh press, fully tiled shower room with porthole ceiling window providing natural light above a capacious glass enclosure. All windows throughout the property are double glazed.

Outbuildings:
Shared use by 3 owners of a general-purpose store/outhouse with water supply, exclusive use and ownership of 2 further outhouses and a timber garden shed.

Garden & Grounds:
Pedestrian rights of access on both sides of Kames View to reach the property, outhouses and rear gardens. Secondary access to rear gardens from back road. Each owner of Kames View enjoys their own share of garden for exclusive use and the benefit of a communal drying green. Top garden tier runs the length of the property and may be suitable for development of summer house and decking area to enjoy the elevated views (strictly subject to planning permission). Stone wall at rear boundary, grass area at rear fringed with privet hedging and rhododendrons. Stone steps and pathway leading down via natural rocky outcrops to lower gardens of sloping lawn and drying green. Further rocky outcrops with pieris, hydrangea, alpines and heathers.

Services
Mains water supply, drainage is by direct outflow, electric heating provided by a combination of night storage heaters and thermostatic convection panels.

Note: The services have not been checked by the selling agents.

Local Authorities
Argyll & Bute Council
Kilmory
Lochgilphead
Argyll
PA31 8RT
Tel: 01546-602127.

Council Tax
Kames View, Flat 3 is in council tax band D and the amount payable for 2024/2025 is £1880.02 to include mains water and exclude sewerage costings.

EPC
EPC rating is band E.

Situation
Kames View is situated within the coastal ribbon settlement of Kames on the famously scenic Kyles of Bute.

The village of Kames sits to the south of Tighnabruaich, perhaps its rather better-known neighbour.

Kames has its own post office and shop which easily caters for everyday needs and requirements. Kames has its own mooring and any enquiries for additional moorings can be acquired by contacting the provider directly. The centre of Tighnabruaich is about 1.5 miles to the north, where there is a well-known sheltered anchorage with moorings, which are always lively with the coming and going of boating and yachting craft. The village centre offers local amenities, restaurants and further shops that offer further convenience to the community. A bus service runs from Tighnabruaich to both Rothesay and Dunoon.

Portavadie Marina is 4.2 miles away and has in recent years seen significant investment in creating a modern state of the art Marina infrastructure, with associated chandlery, restaurant, accommodation and spa facilities. The Marina is fast gaining a reputation among the sailing communities as a “must-see” destination and many drive to the Marina for culinary days and evenings out.

Tarbert is 8.9 miles to the west across Loch Fyne and there is a ferry service from Portavadie direct to Tarbert.

The City of Glasgow is 55 miles distant (albeit interrupted by beautiful and very frequent ferry crossings over the Clyde Estuary from Dunoon to Gourock) or 85 miles by road and has numerous retail districts and all the higher educational, cultural and leisure services, normally associated with a major international centre.

Tighnabruaich has a reputable and award-winning primary school and secondary schooling is available at Dunoon Grammar or in Tarbert via a short ferry crossing from Portavadie.

The area is famous for its dramatic natural scenic beauty; yachtsmen and women around the world sail through the scenic Kyles from the Clyde marinas and upwards through Loch Fyne to Ardrishaig. This route also guides you through the Crinan Canal and out to the Hebridean islands.

The area offers much in the way of relaxing outdoor pursuits; Tighnabruaich Golf Club is a scenic and challenging 9-hole golf course. There is tennis, a children’s playground and Shinty Pitch, which is home to the Kyles Athletic Shinty teams and the famous Tighnabruaich Sailing School.

There are many walks in the area, including those constructed by the Community Forest that reach up above the village. The area also has a variety of groups who meet to pursue their respective craft and socialise, providing indoor entertainment to locals when the weather is not suitable for outdoor activities.

Sea, river and loch fishing are also available in the area, as are a number of commercially run shoots. Some of the local estates allow stalking by arrangement.

Tighnabruaich lies on “Argyll’s Secret Coast”, which stretches from Strachur at the top of Loch Fyne round the coast to Colintraive. It is an area of stunning natural beauty where there are countless opportunities to discover peaceful locations. Nearby activities include walks in forests or along the coast, fishing kayaking or sailing and enjoying the wildlife.

Directions
From Glasgow city centre, leave in a westerly direction on the M8 motorway. Continue for 21 miles to arrive at Port Glasgow. Follow signs Greenock and Gourock on the A770 for 8 miles to reach the Western Ferry terminal at McInroys Point. Take the ferry to Hunters Quay Dunoon. Leave the terminal and turn right on the A815 through Sandbank. After 3.5 miles turn left on to the B836. Travel for 11 miles before turning right on to the A886. Travel for 1.5 miles then turn left onto the B8003. Travel for 7 miles to reach Tighnabruaich. At Tighnabruaich proceed south through Tighnabruaich to reach Kames. At the Tide and Thyme Restaurant, turn left and proceed to reach the shore side coastal road. At the junction, turn left and continue along the minor road for about 150 metres to find Kames View on the left hand side."
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