44 The Glebe, Kilmelford, By Oban, Argyll

Well presented family home situated in a peaceful semi rural location with an abundance of wildlife, natural woodland, country and lochside walks on your doorstep. Rear corner plot at the end of a cul de sac within a well established development on the edge of Kilmelford village. This delightful property is set within easy commuting distance of both Oban and Lochgilphead. Conveniently located close to all the village amenities, hills and lochs the area has to offer. Comprising; Lounge, open plan kitchen/diner with garden access, two double bedrooms, family bathroom and downstairs WC. The property further benefits from well-presented gardens with seating area, private monobloc driveway parking, ample storage throughout, electric central heating, double glazing and French doors to rear gardens. Highspeed broadband, 4G and digital television are available. EPC rating D67 - Council Tax band C

Entrance Hallway 3.44m x 1.11m
UVPV entrance door with glazed insert to inner hallway with laminate flooring, pendant lighting, central heating radiator, socket points. Stairs to first floor landing, access to Lounge and WC.

WC 1.99m x 1.11m
Two piece suite with WHB and WC. Opaque window to front, linoleum flooring, tiled splashbacks, central heating radiator, pendant lighting and wall mirror.

Lounge 4.27m x 3.74m
Light and bright room with window views to front and lots of room for freestanding lounge furniture. Access to kitchen/diner, large storage cupboard under stairs (also housing electric switchboard). Feature electric fire suite with wood surround, wall mounted shelving, central heating radiator, wallpaper coverings, pendant lighting, socket points, TV point, phone point, smoke detector and laminate flooring.

Kitchen/Diner 4.66m X 3.11m
Spacious room with rear garden access through French glazed doors. Window to rear garden and countryside beyond. Matching wall and base units with various storage options throughout. Contrasting worktop space in abundance. Wall mounted shelving, pendant lighting, vinyl flooring, socket points, central heating radiator, tiled splashbacks, stainless steel sink with drainage board and smoke detector. Appliances included in the sale are a Beko fridge/freezer, Hotpoint cooker with 4 zone hob, Samsung washing machine and Bush dishwasher. (All in working order with no warranties given or implied)

First Floor landing 2.45m x 2.02m
Carpeted staircase with balustrade to first floor accommodation. Upper hallway has storage cupboard (housing hot water tank and electric boiler for central heating), loft hatch access, central heating radiator, socket points, smoke detector and pendant lighting. Access to both bedrooms and family bathroom.

Bedroom One 3.42m x 2.72m
Good size double bedroom with lovely garden and rural views to rear. Double inbuilt wardrobes, carpeted flooring, central heating radiator, pendant lighting, socket points and ample room for freestanding bedroom furniture.

Bedroom Two 3.79m x 3.00m
Good size double bedroom with window views to mountains to the front. Double inbuilt wardrobes, laminated flooring, central heating radiator, pendant lighting, wallpaper coverings, socket points, tv point, phone point and ample room for freestanding bedroom furniture.

Family Bathroom 2.01m x 1.71m
White three-piece suite with thermostatic shower and screen over the bath, WHB and WC. Tiled splashbacks, large wall-mounted mirror to side, central heating radiator, extractor fan, linoleum flooring, wall mounted soap dish and opaque window to rear.

Outdoor space
Well maintained gardens with easy access slabbed pathways and fenced enclosures offering safety for children and pets. A nearby country path leads to the scenic Loch Melfort. Monobloc driveway to front with space for one car with additional allocated parking space adjacent to the property and lawn to the front of the property. To the rear is an inviting space with fenced enclosure access by side gate. Mainly laid to lawn with rotary dryer and borders with bright geraniums and ornamental shrubs. Surrounded by established trees and foliage this garden attracts an abundance of local wildlife including squirrels, sparrow hawk and woodpeckers. Bark filled seating area ideal for family BBQs and relaxing. You can hear the local stream flowing nearby which is most relaxing.

Location
The small, picturesque village of Kilmelford stands at the head of sheltered Loch Melfort on the west coast of Scotland, approximately 16 miles south of Oban and around 21 miles from Lochgilphead. It is positioned in an outstanding area of natural beauty. Kilmelford enjoys a thriving community life. Kilmelford and the nearby area offers a range of amenities as follows:

Shopping
Ardfern has a general store just 9 miles away.
The busy town of Oban boasts a good variety of supermarkets, D-I-Y stores, a few high street shops plus independent shops and beauty salons.

Eating & Drinking
The Cuilfail Hotel in the village, which has been awarded a place in the "Britain's Best Real Heritage Pubs", sells good Scottish food using local ingredients. The Gunpowder Café and bar at Melfort holiday village (3 miles) offers licenced lunch and dinner service and hosts music nights. Ardfern village (9 miles) has a 17th Century Inn and there is a cafe in the village. The 4 star Loch Melfort Hotel (3.9 miles) provides a luxury dining experience and also has a bistro. Knipoch Hotel restaurant (9 miles) is another high-end restaurant within easy reach of Kilmelford. Oban has a wide range of bars and restaurants offering everything from takeaways to fine dining experiences.

Public Transport
There is a bus service four times a day between Oban-Kilmelford- Lochgilphead for connections to Glasgow. The West Highland line connects Oban to Glasgow for connections to the mainline rail network and Glasgow Airport. Ferries from Oban connect to the Inner Hebrides.

Leisure Activities
Sailing/Water Sports - Kilmelford Yacht Haven, Kilmelford local skiff /coastal rowing, Kayaking/Canoeing/ Diving school nearby in Oban. Walking & Wildlife - 10 minutes' walk from the sea, also several walking trails around the village, hill walking, wildlife includes deer, sea eagles, occasionally red squirrels, seals, otters and various birds.
Oban has a large community-led leisure centre and several gyms. There is a municipal hall and a local arts centre offering a range of music, dance, drama and visual arts events.

Other Amenities
A local holiday village (3 miles from Kilmelford) boasts a swimming pool, sauna room and outdoor tennis courts and there is provision for local membership. The village hall host numerous community events including music performances and fitness classes. There is also a squash court and badminton court in the main hall.

Worshipping - there is a Church of Scotland Church with services held on alternative Sundays.
Schools/College - There are primary schools at Kilninver (8 miles) and Oban (16 miles). The nearest Secondary school is in Oban (16 miles). Tertiary education is available at the University of the Highlands & Islands, Argyll College in Oban (16 miles).
Medical Facilities - The nearest GP Surgeries are Easdale medical practice (12 miles) or Oban (16 miles). Lorn and the Islands Hospital in Oban (16 Miles) is a Rural General Hospital providing A&E, in-patient and outpatient departments. Oban has Dental surgeries and opticians.
Emergencies - Fire Station in Kilmelford (small run by volunteers) from the surrounding area. AED at the village hall.

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These particulars were prepared on the basis of our knowledge of the local area and, in respect of the property itself, the information supplied to us by our clients. All reasonable steps were taken at the time of preparing these particulars. All statements contained in the particulars are for information only and all parties should not rely on them as representations of fact; in particular:- (a) descriptions, measurements and dimensions are approximate only; (b) all measurements are taken using a laser measure (therefore may be subject to a small margin of error) at the widest points; and (c) all references to condition, planning permission, services, usage, construction, fixtures and fittings and movable items contained in the property are for guidance only.