Philiphaugh House, 27 St Mary Street, Kirkcudbright

Philiphaugh House is a fine example of a traditional townhouse offering bright, well-proportioned accommodation with fine views to the front across the Soaperie Gardens and its own delightful garden and Barhill woods to the rear.

This charming home, has retained many of its original features throughout including ornate ceiling cornicings and ceiling roses and wrought iron balustrade and handrail. This delightful property benefits from a well sheltered and fully enclosed established garden to the rear with gate leading on to Mews lane for easy access to the garage.

Kirkcudbright is an attractive harbour town situated on the banks of the River Dee. The town itself is of historic and architectural interest with its ancient High Street, Tolbooth Arts Centre, Stewartry Museum and numerous galleries. Long frequented by artists, Kirkcudbright was home to the renowned artist, EA Hornel, one of the “Glasgow Boys”. This tradition is maintained today by a flourishing colony of painters and craft workers which has led to Kirkcudbright being named the “Artists’ Town”.

Kirkcudbright enjoys a wide variety of mainly family owned shops, pubs, hotels and restaurants, whilst offering a wide range of facilities, including its own swimming pool, golf course, marina, bowling green, squash & tennis courts and an active summer festivities programme, including its own Jazz Festival and Tattoo. There is also a modern primary school, secondary school and health centre.

ACCOMMODATION
Entered through double wooden storm doors with glazed panel above from St Mary Street into:-

ENTRANCE VESTIBULE 1.60m x 1.70m
Ceiling light. Ceiling cornicing. Wall-mounted cupboard housing electric meter and fuse box. Dado rail. Coat hooks. Intercom for front door. Tile effect vinyl flooring with inset mat. Wooden glazed door with glazed side panels into:-

RECEPTION HALLWAY 7.97m x 1.58m
Bright welcoming hallway with doors leading off to all ground floor main accommodation. Radiator. Ceiling light. Ornate ceiling cornicing and architraves. Smoke alarm. Coat hooks. Under-stair storage cupboard. Fitted carpet. Carpeted staircase with wooden handrail and wrought iron balustrade leading to first floor level.

MORNING ROOM (front left) 5.28m x 4.56m
Ornate ceiling cornicing. Ceiling rose with ceiling light. Two sash and case windows to front overlooking the soaparie gardens with curtain tracks and curtains. Two Radiators. TV aerial point. Marble fireplace with cast iron open fire, grate and stone hearth. Carbon monoxide detector. 2 Built-in bookcases. Four wall lights. Fitted carpet.

DRAWING ROOM / DINING ROOM (front right) 5.44m x 4.41m / 4.03m x 3.81m
Spacious and light open plan reception room running the full depth of the house and which enjoys an abundance of natural light from dual aspect windows to front and rear. Fitted carpet.

Sitting Room Area
Two large sash and case windows to front with curtain track and curtains. Feature fireplace with tiled surround and painted wooden mantle with open fireplace on marble hearth. Radiator. Smoke alarm. 2 wall lights. Ornate ceiling cornicing. Archway into dining area.

Dining Room Area
Sash and case window with curtain track and curtains overlooking rear garden. Radiator. 2 wall lights. Ceiling cornicing. Stiltz duo classic home lift to first floor level. Door leading to reception hallway.

KITCHEN 4.54m x 3.90m
Farmhouse style with a good range of cream shaker fitted units. Laminate work surfaces. Tiled splashbacks. Four oven Aga. Black one and a half bowl sink with mixer tap. Integrated dishwasher. Free-standing Bosch fridge freezer. Large sash and case window with deep sill to rear overlooking garden with curtain pole and curtains. Radiator. Four ceiling lights. Telephone point. Carbon monoxide detector. Heat Sensor. Recessed alcove with built-in shelving and cup hooks. Fitted Carpet. Wooden door leading to well positioned utility room.

UTILITY ROOM 3.53m x 5.08m
Wooden 6 pane glazed window overlooking patio with curtain pole and curtains. Large 12 pane window to rear overlooking garden. Wooden clothes pulley. Ceiling lights. Worcester gas-fired boiler. Carbon monoxide detector. Built-in cupboard. Tile effect vinyl flooring. Wooden 15 pane door, with wooden 10 pane glazed panel to side and 5 pane glazed panel above, leading out to rear garden. Doorway leading into:-

LAUNDRY AREA 2.10m x 1.73m
Stainless steel sink with drainers to both sides with fitted unit beneath. Wooden glazed window to rear overlooking garden. Fixed shelving to one side. Partially combed ceiling. Ceiling light. Plumbing for washing machine (Hotpoint washing machine). Concrete floor.

GARDEN ROOM 2.70m x 2.16m
Entered from the reception hallway. UPVC double glazed windows on three walls with tiled sills overlooking garden. UPVC double glazed door leading out to rear garden. Ceiling light. Exposed stone wall with curtain pole and curtains. Fitted carpet.

Carpeted staircase with wooden handrail and wrought iron balustrade, with large Georgian arched window, deep sill overlooking garden to Barhill Woods beyond and flooding the stairwell with natural light. Leading to:-

First Floor Level

FIRST FLOOR LANDING 2.19m (widening to 3.55m) x 3.93m
Ceiling cornicing. Ceiling light. Smoke alarm. Carbon monoxide detector. Doors leading off to four bedrooms and bathroom. Walk in linen press. Fitted carpet.

DOUBLE BEDROOM 1 WITH ENSUITE SHOWER ROOM (right) 3.19m x 4.11m
Light and airy double bedroom which enjoys a fine view overlooking the rear garden to Barhill Woods and ample natural light. Sash and case window with curtain track and curtains. Radiator. Ceiling cornicing. Ceiling light. Fixed mirror. Fitted carpet. Doorway into en-suite shower room.

Ensuite Shower Room 1.25m x 2.60m
Suite of white wash-hand basin and WC. Large walk-in shower cubicle with mains shower. Respatex style wall panelling. Sash and case window to rear with deep sill, curtain track and curtains. White towel rail. Ceiling light. Fitted carpet.

DOUBLE BEDROOM 2 (right) 4.65m x 4.57m
Spacious and light front facing double bedroom with ample natural light from two sash and case double windows to front with Invisitherm secondary glazing; curtain track and curtains. Radiator. Ceiling cornicing. Ceiling light. Large walk-in wardrobe with hanging rail and shelving providing an abundance of storage. Fitted carpet.

BATHROOM 2.18m x 2.93m
Suite of white wash-hand basin inset into modern vanity unit with mixer tap. White WC and bath. Radiator. Ceiling cornicing. Ceiling light. Sash and case window to front with curtain pole. Curtain pole. Dimplex wall-mounted heater. Wall-light. Fixed mirror. Shaver socket. Fitted carpet.

DOUBLE BEDROOM 3 (left) 3.85m x 5.57m (into window)
Further front facing generous double bedroom with fine outlook across Soaperie Gardens and an abundance of natural light from two large sash and case windows with Invisitherm secondary glazing, curtain track and curtains. Ceiling cornicing. Ceiling light. Radiator. Built-in shelving. Fitted carpet.

DOUBLE BEDROOM 4 (left) 4.29m x 3.85m
Smaller double bedroom enjoying a fine outlook across the garden to Barhill Woods beyond. Sash and case window with curtain track and curtains. Painted former fireplace with marble hearth and backplate with wooden surround and mantle above. Ceiling cornicing. Ceiling light. Radiator. Intercom for front door. Stiltz duo classic home lift down to dining room. Fitted carpet.

Wooden staircase with wooden handrail and wrought iron ornate bannister, with Velux window over stairwell providing natural light; leading to second floor level.

Second Floor Level

SECOND FLOOR LANDING 1.41m x 2.20m
Ceiling light. Carbon monoxide detector. Doorways leading to two further bedrooms and box room/office. Wooden floorboards.

DOUBLE BEDROOM 5 (right) 4.55m x 5.19m
Partially combed ceiling. Velux window. Two under-eaves storage areas. TV aerial point. Marble open fireplace with cast iron grate (currently not in situ). Stripped wooden floorboards.

DOUBLE BEDROOM 6 (left) 3.85m x 5.20m
Partially combed ceiling. Ceiling light. Velux window. Two under-eaves storage cupboards. Wooden floorboards.

BOX ROOM/OFFICE 2.22m x 2.53m
Partially combed ceiling. Ceiling light. Wooden floorboards.

OUTSIDE
This delightful townhouse benefits from a large enclosed rear garden which can be accessed directly from the house, through the utility room or sun room. It also enjoys the added benefit of rear access through a gate on Mews Lane where the garage is located.
A paved path leads from the gate on mews lane through a wrought iron archway with climbing rose through the garden up to the rear of the house. The path is bordered by well-established flower beds providing an abundance of colour and interest stocked with Irises, Tulips, Poppies, and Roses with formal lawned area to one side.

This delightful garden is a tranquil oasis in the heart of Kirkcudbright and is an ideal spot for alfresco dining or simply unwinding.

GARAGE
Good sized garage which is accessed from  Mews Lane.