Loch Nell Lodge, Kilmore, By Oban, PA34 4XU

Loch Nell Lodge is situated on the shore of Loch Nell some 4 miles south of Oban. Access is by way of a minor public road which strikes off the A816 trunk road at Kilmore. It is an architect designed cottage-style property in a stunning rural setting with unobstructed panoramic views over the loch, its wooded hillsides beyond and distant Ben Cruachan.

Loch Nell is a small (approximately 2 miles long) inland loch which, with its environs, hosts a wide variety of interesting wildlife including both native and migrant birds, otters, pine marten and red squirrel. It has a thriving population of native brown trout providing excellent sport with sea trout and the occasional itinerant salmon also being caught. The confined sheltered nature of the loch is ideal for paddle boarding and kayaking.

Features of the domestic accommodation include attractive Douglas Fir timber finishes in ground floor rooms with panelled doors, tongue and groove dado wall panelling in the hall and dining room and a vaulted ceiling in the principal public room. There is double glazing throughout with windows and French doors having been replaced in 2023. The recently upgraded all-electric heating system employs fixed 'Dynamic Intelirad' radiators.

DETAILS OF ACCOMMODATION - (see attached annexure of floor plans)

Note: All rooms have heating radiators and fitted carpets unless where otherwise stated.

A main entrance Portico leads into an inner Vestibule with hardwood external door, dado wall panelling and glazed inner door to:

Hall with dado wall panelling, dog leg staircase with under-stair storage, oak flooring, door to inner lobby and glazed double-leaf doors to:

Dining Room with dado wall panelling, door to kitchen, open threshold with 3 steps down to:

Sitting Room: Multi-aspect to loch and garden with full height bay window, 2 sets of French doors to terrace and patio, vaulted timber ceiling with brass 3-speed ceiling fan, large open fireplace with fine timber surround and mantelpiece.

Kitchen with dining area, loch and garden aspects, range of oak-fronted floor and wall units with integrated appliances and double bowl sink with waste disposal unit, laminate tiled flooring, door to:

Lobby with cloaks cupboard and:

Cloakroom with stippled window, wc and wash basin/vanity unit, heated ladder towel rail, bathroom grade laminate flooring.

Utility Room with garden aspect, plumbing, drainage and venting for clothes washing and drying, deep sink unit, large shelved store cupboard, laminate tiled flooring, door to integral garage.

Family Room entered from hall with loch and garden aspects, French doors to patio, wall-length custom-built storage unit with cupboards, drawers, bookshelves, TV shelf and TV accessory unit.

Study entered from hall with dual aspects of garden.

Double Garage with 2 up-and-over main doors, dual aspects of loch and garden, internal access door to utility room, power, lighting and water points, concrete floor, ceiling hatch to roof-space storage. This garage area will be seen to have conversion potential for an en-suite guest bedroom suite.

Upper Floor

Landing with shelved linen/airing cupboard, corridor to:

Bedroom 1 with dual aspects of loch and garden, two built-in wardrobes, door to:

En-suite Shower Room with two stippled windows, quadrant shower enclosure, wc , wash basin in fitted vanity/storage unit, heated ladder towel rail, ceramic wall tiling and bathroom grade laminate flooring.

Bedroom 2 with two Velux roof-light windows, built-in wardrobe.

Bedroom 3 overlooking loch and garden, built-in wardrobe.

Bedroom 4 with garden aspect, built-in wardrobe.

Bathroom with Velux roof-light window, quadrant shower enclosure, bath, wc, wash basin, heated ladder towel rail, ceramic wall tiling and bathroom grade laminate flooring with under floor heating.

Box Room/Store 2.8m x 1.4m with Velux roof-light window. Useable as an occasional single/bunk bedroom or work room.

Outside

Detached Outbuilding : This is former cow shed of roughcast brick construction measuring 11.0 m x 4.9 m internally with a pitched tiled roof, power and lighting and which provides additional garage, workshop and storage space. The building has conversion potential for residential use (subject to necessary consents), having had historical planning approval for a 2-bedroom cottage.

Garden and Grounds

Extending to just under 1.5 acres in all, the grounds comprise an area of mature garden which encompasses the house with upper and lower lawns and an extensive loch-facing paved terrace and patio. Adjacent to the in-by garden is an area of paddock which includes some 60 metres of loch frontage with attendant fishing rights, boating access and a former timber jetty. There is also a small woodland grove with a variety of native trees and which has been developed to include a short woodland walk. A further feature of the property is a hill burn which flows through the woodland and paddock into the loch. There is a tarred gated driveway and parking for several vehicles.

GENERAL INFORMATION

Services: Mains water and electricity (Economy 10), private septic tank drainage.

Council Tax: Band G.

Good mobile signal strength and domestic broadband.

Postcode: PA34 4XU.

Included in sale: Cooking and refrigeration appliances, other white goods, light fittings, fitted floor coverings, blinds and window dressings. Other items, including ground care equipment, may be available by negotiation.

Home Report: Available from the Selling Agents. EPC Rating: E51

Entry: By mutual arrangement and with a long forward entry date possibly available.

Viewing: Strictly by prior appointment with the Selling Agents.

Offers Over Six Hundred & Fifty Thousand Pounds (£650,000) are invited and should be submitted to the Selling Agents.

Under Money Laundering Regulations we are required to carry out due diligence on purchasers to allow the transaction to proceed.