SITUATION
Rannoch sits in an enviable corner position in Kippford with open views of the estuary and countryside. The village is perennially popular and provides two hotels, the Solway Yacht Club, Kippford Nature Reserve, village hall, 9-hole golf course with tea room, RNLI, a gift shop/small delicatessen, and a pottery. The nearby town of Dalbeattie has a good range of shops, cafes, hotels, restaurants, primary and secondary schools, health centre, solicitors, a 9-hole golf course, and a park. 18-hole golf courses can be found nearby at Colvend and Southerness. The market town of Castle Douglas is known as Dumfries and Galloway’s Food Town, and has individual shops, schools, supermarkets, health services, veterinary services, a thriving livestock market, and 9-hole golf course. Dumfries, around 18 miles east, is the regional capital, and provides a wider range of schools, shops, retail outlets, and other services including a major hospital, the Dumfries and Galloway Royal Infirmary. Dumfries is also home to the Crichton campuses of Glasgow University and the University of the West of Scotland.

DESCRIPTION
Rannoch is a thoughtfully designed split level well-appointed home, sitting within generous mature garden grounds. Panoramic views of the Urr Estuary, Kippford village, marina and the surrounding countryside lift this delightful property into the realms of rarity, with one of the best locations in the village. Generous reception rooms mean the house is ideal for entertaining guests and family events. The large sitting room on the ground floor has a sliding glazed door and window, giving light and enabling gatherings to spill out into the garden. There is an electric awning over the window which gives shade on hotter days. A formal dining room leads from the sitting room. The L-shaped kitchen has a stylish range of fitted units, and a good-sized breakfast/informal dining area with dual aspect views over the rear garden. A useful porch leads out to the garden. The living room on the upper ground floor has a beautiful bay window which includes a glazed door accessing the raised deck from where stunning views of the estuary and marina can be enjoyed.

The bedroom accommodation is on the upper ground floor and is currently configured as two bedrooms, however Bedroom 1 was created by the current owner from two smaller bedrooms and could easily be re-instated back to give three bedrooms in total. The living room has fitted wardobes and could also become a stunning bedroom with deck access. Bedroom 2 is en suite and has fitted bedroom furniture. There is a family shower room with ‘Jack & Jill ‘ doors to the hall and Bedroom 1.

The property is heated by oil fired central heating, with the addition of a cosy wood-burning stove in the sitting room for colder months. The boiler is situated in the cellar, which is accessed externally and provides useful low height storage.

ACCOMMODATION
Ground Floor: Entrance Vestibule. W.C. Hallway. Sitting Room. Dining Room. Kitchen. Back Porch

Upper Ground Floor: Living Room. Bedroom 1. Family Shower Room with Jack & Jill doors. Bedroom 2 with En Suite Shower Room. Linen Cupboard with hot water tank.

Garage
5.76m x 4.73m
Detached garage with electric door, side pedestrian door, power and light.

Garden Hut
With power and light

GARDEN
A private tarmac driveway leads in past the neighbouring property, and opens to a generous tarmac parking area. The detached garage sits to the side, with the oil tank tucked in beside screened from view. The garden wraps around the house, with the front and side areas mainly laid to grass. There is wiring for a robotic lawnmower, meaning the grass cutting is never a chore. Mature shrubs abound giving interest and character, and on the estuary side, the garden is bound by a stone dyke. The views from the garden are spectacular, with far reaching scope both up and down the estuary. Farm land sits adjacent, meaning no houses will be built between Rannoch and the water. To the rear, beautiful gravel beds are home to a colourful variety of flowering shrubs, along with a greenhouse. A patio sits adjacent to the back porch. Leading on from this is a further grassed area with a gravel bed of shrubs running along the rear boundary wall, and to the far side sits a spectacular bespoke stone dyke featuring a variety of stone sizes and built in stone trough planters. A patio sits in front of this from which to enjoy summer entertaining and all the colours of the garden. A tall timber fence shields this side of the garden from the drive and parking area.

EPC Rating = C