VIEWING IS STRICTLY BY APPOINTMENT

Description
Entrance reception hallway, good sized, easily worked breakfasting and or dining kitchen, utility room with ceiling drying pulley and side door to gardens. Wc and linen cupboard, cloak room with security CCTV, formal dining/snug room with glass screen providing borrowed light, comfortable sitting room with pleasant views over River Ruel multi fuel burner, shelved store housing water tank, home office/study/music room with door to rear gardens, bedroom 1 (guest room) with en suite bathroom with shower over bath and access to the loft space, bedroom 2 (master) with en suite bathroom also with instant shower over the bath.

Cottage
Own outer door to entrance reception hallway, sitting room open plan to galley kitchen with back door, bathroom with instant shower over bath, bedroom 1 with fitted wardrobe.
Outbuildings
General purpose store, garden shed and dilapidated workshop.

Gardens
Single track access road from the A8003 to entrance gates leading to gravel surfaced vehicle hard standing area. Flagstone pathway to front door of both cottages flanked by lawn and protected by hedging. Front gardens to grass with colourful rhododendrons and pieris all of which front the river Ruel which passes with a long glide at the front of the house. To the extreme rear and to the other side of the single track access road is a small area of semi ancient native woodland. Steps leading to river with fishing right.

Situation
Waukmill is a delightfully pretty cottage type home with secondary letting cottage which enjoys an idyllic location on the banks of River Ruel in Glendaruel. The cottages are set in approximately 1 acre of gardens and grounds which are neatly privatised by surrounding semi ancient tree life and colourful bushes.

The properties are of cream painted stone finish under a slated roof and provide excellent principal accommodation as well as income producing secondary accommodation. The layout is very flexible in terms of its usage, one can easily live in either of the two properties while letting the other, alternatively It could easily be converted and integrated as a single home to provide excellent overspill guest accommodation. The house enjoys a prime rural location at the southern end of Glendaruel in a situation of great natural scenic beauty at the fringe of Lochs Riddon & Ruel which are just to the north of the pretty coastal ribbon settlement of Colintraive.

The area is famous for its stunning natural scenic beauty with deep and narrow sea lochs and high-sided glens providing a boating route through from the Clyde estuary to Arran, Loch Fyne and the fishing village of Tarbert and on through the Crinan Canal to the Western Isles.

Colintraive (circa 8.1 miles to the south) has a hotel with a friendly bar and an enviable reputation for pub and restaurant cuisine, an everyday provisions shop, post office, heritage centre, community garden and an all-weather bowling green. From Colintraive there is a short and regular 5-minute Calmac ferry crossing to the neighbouring Island of Bute. The main town on Bute is Rothesay where there are local shops, a supermarket and a further ferry to the Clyde coast. The other main centre in the area is Dunoon which provides further shops, supermarket and services, in addition to two competing ferry services across the Clyde. Excellent local medical services are delivered from Tighnabruaich.

There is a local primary school at Glendaruel and secondary schooling is available at Dunoon Grammar, which has an excellent reputation. A school bus runs from Colintraive to Dunoon Grammar in the morning and afternoon to transport students to and from school. It is possible for some of the students to board at the school.

The area offers much in the way of relaxing outdoor pursuits, including yachting and boating, golf, fishing, hill walking and country walks in an area rich in history. The Cowal Way stretches from Portavadie on Loch Fyne and travels for some 47.6 miles to Arrochar through some of the most dramatic and picturesque sea and landscapes on the west coast.

A scenic 9-hole golf course is at Kames, with further courses on the Island of Bute and at Dunoon. Sea, river and loch fishing are also available in the area as are a number of shoots run either commercially or by syndicates. Some of the local estates allow stalking by arrangement.

Local bus services run to Tighnabruaich, Rothesay and Dunoon.

The Braehead retail village to the west of Glasgow is only 47 miles (albeit including a short ferry crossing over the Clyde) and has Marks & Spencer and Sainsbury’s anchor stores, a range of High Street multiples, plus an IKEA superstore. Marks & Spencer, Tesco and Morrisons each have large outlets in Greenock, circa 10 minutes (in normal driving conditions) from the ferry terminals.

The city of Glasgow is 51 miles by ferry and provides extensive retail, commercial, cultural, higher educational and leisure services.

Services
Waukmill is served by a private water supply, drainage is by private septic tank, electric night storage assisted with the multi fuel burner, partial double glazing.

Travel Directions
From Glasgow city centre leave in a westerly direction on the M8 motorway. Continue for 21 miles to arrive at Port Glasgow. Keep going straight (parallel to the shoreline) through the adjoining towns of Greenock and Gourock on the A770 for 8 miles to reach the Western Ferry terminal at McInroys Point (this is the second of the two ferry terminals and provides a more frequent service). Take the ferry to Hunters Quay, Dunoon. Leaving the terminal turn right onto the A815. At the ‘T’ junction adjacent to the marina in Sandbank turn right. After approx 1.5 miles turn left on to the B836. Travel for about 11 miles then turn right at the junction with the A886. Continue on the A886 taking the left hand turn off the A886 onto the A8003, proceed over the bridge crossing over River Ruel to find the immediate right hand turn down into Waukmill.
Local Authorities
Argyll & Bute Council
Kilmory
Lochgilphead
Argyll
PA31 8RT
[use Contact Agent Button].

Council Tax
Waukmill is in council tax band E and the amount of council tax payable for 2021/2022 is £1850.95 excluding mains water and excluding sewage.
Viewing
Strictly by appointment with Robb Residential, telephone[use Contact Agent Button].

Possession
Vacant possession will be given on completion.

Offers
Offers are to be submitted in Scottish legal terms to the selling agents Robb Residential, 150 St. Vincent Street, Glasgow, G2 5NE. A closing date for offers will probably be fixed and prospective purchasers are advised to register their interest with the selling agents in order to be kept fully informed of any closing date that may be fixed.

Fixtures and fittings
All items normally known as tenant’s fixtures and fittings, including garden ornaments and statuary, are specifically excluded from the sale. However, certain items, including furniture may be available to a purchaser in addition, by separate negotiation.

Photographs and particulars prepared March 2022."
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