Description
Kings Reach is a truly wonderful 5 bedroom one and a half storey detached property with an attached double garage, workshop, and log store, which together with the 2 separate two bedroom semi-detached self-catering cottages offer future buyers a pleasant complete lifestyle change opportunity.

The 2 semi-detached holiday cottages are situated to the rear of Kings Reach and provide the opportunity to create a generous income whether run as standalone holiday let units, long term lets or as additional accommodation in conjunction with more extensive B&B arrangements in the main house. Furthermore, Kings Reach and the cottages would lend themselves perfectly as overspill guest and or for multi-generational living.

Kings Reach and its accommodation is light, bright and laid out across two easily managed levels. The house is of painted render finish with contrasting smooth render detail and painted brick relief, neatly presented under a tiled roof.

The Cottages are identical, albeit mirror image, and are laid across one easily managed level. They are completed in a painted render finish with contrasting painted smooth render detail and painted brick relief, and all under a tiled roof.

Both of which enjoy utterly uninterrupted and spectacular rolling countryside views towards Jura.

Ground Floor
Outer front door to entrance porch with glass panel detail, inner front door to welcoming entrance hallway, twin leaf doors opening to formal sitting room with windows overlooking front and side gardens and adjacent rolling countryside, log burning stove, 2 sets of sliding doors providing access to the gardens, twin leaf doors to formal dining room with sliding door to gardens, kitchen with informal breakfasting and dining area, window to gardens, pantry/store housing the hot water tank, door to utility/boot room, w/c, door to gardens. Under stair storage cupboard, bedroom 1 (master) with 2 x fitted double wardrobes, en suite bathroom, windows to rear gardens. Bedroom 2 currently set up as a snug/movie room, double fitted mirrored wardrobe, windows to gardens, family shower room.

First Floor
Staircase to first floor, Velux windows flooding natural light into the property, (access to the loft) bedroom 3, 4 and 5 with window to gardens, fitted cupboard, en suite shower room.

Kings Reach Cottages
(2 x semi-detached cottages)
Outer front door into welcoming sitting cum dining room open plan to the kitchen, windows to front and rear gardens, bedroom 1 & 2 with fitted mirrored wardrobes, family shower room in one cottage, family bathroom with overhead shower in the other. (The Cottages are identical, albeit mirror image).

Situation
Kings Reach enjoys an excellent situation within Kilmichael Glassary, South of the small Argyll village of Kilmartin, and North of Lochgilphead, with excellent views of the surrounding countryside. Kilmartin is best known for its history. The village sits at the heart of Kilmartin Glen and there are at least 150 prehistoric sites and 200 other ancient monuments within six miles of it.

These include burial cairns, rock carvings, and standing stones, as well as the remains of the fortress at Dunadd. The Nether Largie standing stones and Templewood are close to the house. Kilmichael Glassary Village has The Horseshoe Inn, local primary school Glassary Primary and nearby Lochgilphead (3.8 miles) provides secondary and primary education, as well as shopping facilities. Lochgilphead has a golf course and swimming pool.

The local countryside provides an array of outdoor and sporting activities to be expected of the West Highlands. Hill walking, climbing and mountain biking opportunities are available in the immediate vicinity while Lochgilphead and Crinan both provide excellent sailing access to the West Coast.

Salmon and trout fishing are available locally, specifically on the River Add. There is also organised game shooting as well as deer stalking. A bus service runs between and Lochgilphead and Oban. Main line rail stations are at Oban 32.9 miles to the north and/or Arrochar 51 miles to the east. The nearest airport is Glasgow at 83 miles.
Outbuildings
Adjoining double garage roller shutter doors, concrete floor, light and power supply. Adjoining workshop with concrete floor, light and power, and 2 x personal door access to gardens. Adjoining timber log store with box profile sheet roof, personal door access to gardens, light and power.

Gardens
The gardens at Kings Reach are laid mainly to a level lawn with some well-established shrubs. There is a gravel driveway which offers ample space for vehicular hard standing, parking and turning, whilst always maintaining access to the garage and the cottages beyond. Due North of the property lies a substantial timber decking with evening spot lighting which is ideal for alfresco sitting, dining and entertaining. From each corner of the gardens there are spectacular views across open countryside towards the ancient fort of Dunadd, the historic seat of the Kings of Dalriada and beyond to the Isle of Jura.

Services
Kings Reach is on a mains water supply, mains drainage, the property is heated by oil fired central heating assisted by the log burning stove, the property is double glazed.

Kings Reach Cottages are both on the mains water supply, mains drainage, the properties are heated by electric heaters, the propertiesare double glazed.

Note: The services have not been checked by the selling agents.Directions
From Lochgilphead proceed in a northerly direction on the A816. Travel for about 3.8 miles, turn right into Kilmichael Glassary and take the first left hand turn, proceed along Dunadd View and Kings Reach is the last property on the left hand side.

Local Authorities
Argyll & Bute Council
Kilmory
Lochgilphead
Argyll
PA31 8RT
Tel: 01546-602127.

Council Tax
Kings Reach is in council tax band G and the amount payable for 2022/2023 is £3556.22 including mains water and drainage.
The cottages are exempt from commercial rates as they qualify for the small business commercial rates scheme however there is a commercial charge for water to the cottages and this cost is measured by a separate water meter

EPC
EPC rating D.

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, 176 St. Vincent Street, Glasgow, G2 5SG. A closing date for offers may 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.

If you require this publication in an alternative format, please contact this office on[use Contact Agent Button]."
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