Property description

Set in a stunning shore-side location in 3 acres of land Noddfa is a deceptively spacious 5 bedroom period villa with the potential to be a truly magnificent all round property. As well as the 5 bedrooms, Noddfa benefits by having loch facing drawing and dining rooms, 3 bath / cloakrooms, kitchen with utility room, study, large walk-in wardrobe and several outhouses located in the magnificent grounds. Although in need of modernisation throughout the villa has retained many original features and the new owner should take great delight in restoring this once majestic house back to its former glory.

The picturesque village of Tighnabruaich sits on the Kyles of Bute and is famous for its scenic beauty and sailing waters. The village benefits from small local independent retailers as well as a post office, bank, hotels, cafes, restaurants and a doctor’s surgery. The world renowned steamer, Waverley, also regularly berths at the pier. The wider area boasts a church, golf course, tennis court, children’s play area, sailing club and the ever expanding Portavadie Marina.

Accommodation
Lower Floor – Drawing Room, Dining Room, Study, Bedroom, Kitchen, Utility Room and Cloakroom.
Upper Floor – Four Bedrooms (One With En-Suite) and Bathroom

Directions
On reaching the shore-front at the Royal an Lochan Hotel turn left and drive along the shorefront where you will soon come across the entrance gates to the property.

Access
Noddfa is reached by a long sweeping driveway which ascends from the shore road.

Entrance
The property can be accessed at the front, through the colonial-style canopy which leads to the entrance vestibule and on to the reception hallway, or via a large wooden door at the rear of the property which opens to the back hallway.

LOWER FLOOR

Hallway
The grand hallway provides access to the drawing room, dining room, study, double bedroom and also leads to the back hallway and, in turn, on to the cloakroom, kitchen and utility room. Also benefits by two large cupboards. A sweeping staircase winds to the upper floor.

Drawing Room
5.34m x 4.73m
Front facing offering splendid views of the glorious gardens and southerly views of the Kyles of Bute through the large windows. The drawing room, like many others in the property, has retained many of the original features such as the open fire set in feature fireplace, high ceilings and cornice.

Dining Room
4.73m x 4.58m
Also front facing offering magnificent views and with some of the original features previously mentioned. Ample room for a large table and chairs for formal dining.

Study
4.07m x 3.56m
Could also be utilised as a further bedroom if so desired. Window to the side, ceiling and wall lights and radiator.

Bedroom 5
3.36m x 2.77m
On the other side of the hallway from the bedroom and another room which could be utilised in different ways. Window to side, ceiling light and radiator.

Cloakroom
2.47m x 1.53m
Handy cloakroom situated at the back door. Consisting of WC and wash-hand basin, storage cupboard and opaque window to the rear.

Kitchen
4.39m x 3.92m
Also at the rear of the property, this large room has ample space for fitted units, white goods and table and chairs. Provides access to the utility room.

Utility Room
2.47m x 2.39m
Extension to the kitchen thus making the area, combined with the kitchen, perfect for everything that you could be looking for in modern day living.

UPPER FLOOR

The period staircase splits at half landing with the front section housing two double bedrooms, one of which has en-suite whilst the other has a large storage area, and a large walk-in wardrobe which bisects the two bedrooms. The secondary landing leads to another double bedroom, a single room and the family bathroom.

Master Bedroom (with en-suite)
4.63m x 3.64m
Good size double bedroom with fantastic loch views and en-suite consisting of bath, WC, wash-hand basin and bidet. Window to the rear, radiator, wall and ceiling lights and large walk-in storage area.

Bedroom 2
5.33m x 4.22m
Another large bedroom with front facing views. Two cupboards plus large walk-in storage area at the back of the room with its own window to the rear.

Bedroom 3
2.59m x 1.91m
Smaller bedroom to the rear which would be perfect as a children’s room or nursery.

Bedroom 4
3.96m x 3.61m
Good size double room with windows to the rear.

Bathroom
2.59m x 2.14
Well positioned between bedrooms 3 and 4 in the back landing. Coloured suite consisting of bath, wash-hand basin and WC. Part tiled, opaque window, ceiling light and small hatch to the attic.

Driveway and Gardens
Positively fantastic gardens, which, along with the house itself make up the 3 acres which the property proudly sits in, offering a truly enviable view of the Kyles of Bute and the surrounding hills and countryside.
A gravel driveway begins at the stone pillars on the shore road and sweeps to the hard standing in front of and at the side of the house which provides plenty of space for several cars, boats etc to turn and park securely.
The front gardens are laid mainly to lawn but is surrounded by colourful shrubs and bushes with a small stream running through the grounds to the foreshore.
The side garden is also laid mainly to lawn and surrounded by rhododendrons but also has a stone garage.
The rear garden is a mixture of lawn and semi-ancient woodland.

Outbuildings
Split driveway at the side garden leads to the garage with workshop and loft, oil-fired heating boiler house, two general purpose and coal stone outhouses and greenhouse.

Misc.
A section of the land at the top is being retained by the current owners; this area is approximately 0.75 acres.
In the past a planning application had been applied for and successfully secured for a development of 11 new houses on the overall site at Noddfa. The application has since lapsed although prospective buyers may wish to re-explore the development potential of the site.

EPC Rating - F

Property Features :

• Detached Villa Set in 3 Acres of Land
• Stunning Shore-Side Location
• 5 Bedrooms + Study
• Loch Facing Drawing and Dining Rooms
• Possibility for Planning Permission