Kames, Tighnabruaich Argyll and Bute, PA21 2AF
Sold £275,000

  • Robb Residential – Independent full service sales and lettings agency business House
  • Robb Residential – Independent full service sales and lettings agency business 6 Robb Residential – Independent full service sales and lettings agency business 4 Robb Residential – Independent full service sales and lettings agency business 4

***CLOSING DATE SET FOR MONDAY 10TH MAY AT 12 NOON*** A significant period house with foreshore and boathouse requiring integration, total modernisation and refurbishment with wonderful Kyles of Bute aspects.

Rockholm dates from 1865, it is a handsome detached house of stone construction and under a slated roof.

The house is laid out over three levels and to the front is an elaborate entrance portico with intricate decorative cast iron work and finials. The portico has in recent times been subject to a full refurbishment programme.

Presently Rockholm is structured separately over three levels, it is anticipated that in the process of refurbishment that it will be re-integrated and configured to once again become a single home.

The house stands in generous and mature garden grounds and from its raised vantage point there are quite exceptional views to the water and landscape that is the famous Kyles of Bute. Rockholm owns the foreshore land together with the boathouse adjacent to the minor road as well as a slim protection strip to the southern side of the gardens.

Garden Level
Side door to hallway, 4 x basement rooms all requiring total refurbishment, some of the
original staff bell system remains along with range cooker/fire and historic stores.

Ground Floor
Outer entrance portico, twin leaf outer storm doors to entrance vestibule with tiled floor, etched glass door to entrance reception hallway, sitting room with bay window formation, Edinburgh press, small tea/coffee pantry, bedroom 1 with intricately carved white marble fireplace, marble hearth and brass fender. Cloaks cupboard, bedroom 2, bedroom 3/music room, bedroom 4 with en suite wc and tea pantry. Inner hallway with GP store, shower room, fitted breakfasting and dining kitchen, warming solid fuel stove (capable of heating domestic hot water), walk in stores, door to rear gardens.

First Floor
Outer staircase to entrance vestibule, etched glass door to reception hall, bathroom, kitchen, sitting room with bay window, bedrooms 1 & 2, shower room.

2 x sets outer under stairs stores, 2 x garden sheds, waters sports store lean to, corrugated sheet boathouse with lean to.

Garden & Grounds
Stone bell mouth entry and via twin leaf iron gates to gravel surfaced driveway. The gardens feature natural rocky outcrops with a wide range of spring bulbs, mixed shrubs and bushes as well as colourful rhododendrons. There are a number of mature trees with broad canopies underplanted with rhododendrons, laurels and berberis bushes. Tiered lawn at the rear with pathway and rail from personal rear gate to rear doors. A stone wall at the rear provides privacy and seclusion. A vacant strip to the southern side has been left to natural trees and bushes and serves as a protection belt between Rockholm and its immediate neighbours. A grass promenade has the boathouse and lean to and provides immediate access to gravel beech and foreshore.

1 offshore moorings are available directly opposite the house.

Rockholm is situated on the coastal ribbon settlement of Kames on the very pretty and famous Kyles of Bute.

The village of Kames sits just to the south of Tighnabruaich; perhaps its rather better known neighbour.

The house is set immediately on the foreshore and beach, separated only by the minor coastal road and from where there are aspects to the neighbouring island of Bute, the waterscape of the famous Kyles of Bute, north to the sheltered anchorages at Tighnabruaich and south towards the island of Inchmarnock.

Kames has its own hotel, post office and shop which easily caters for everyday needs and requirements. The centre of Tighnabruaich is about 1.5 miles to the north and is a well known sheltered anchorage with moorings, that are always lively with the coming and going of boating and yachting craft. The village centre offers local amenities and further shops that cater for everyday needs and requirements. A bus service runs from Kames via Tighnabruaich to both Rothesay and Dunoon.

Portavadie Marina is 4.2 miles away and has in recent years seen significant investment in creating a modern state of the art Marina infrastructure, with associated chandlery, restaurant, accommodation and spa facilities. The marina is fast gaining a reputation among the sailing communities as a must go to destination and many drive to the marina for culinary days and evenings out.

Tarbert is 8.9 miles to the west and there is a ferry service from Portavadie direct to Tarbert.

The city of Glasgow is 55 miles distant (albeit interrupted by a not unpleasant boat crossing to Gourock) and has numerous retail districts and all the higher educational, cultural and leisure services, normally associated with a major international centre.

Tighnabruaich has a reputable and award winning primary school and secondary is available at Dunoon Grammar or Tarbert via a short crossing from Portavadie.

The area is famous for its dramatic natural scenic beauty; yachtsmen and women around the world sail through the scenic Kyles from the Clyde marinas and on up through Loch Fyne to Ardrishaig through the Crinan canal and out to the Hebridean islands.

The area offers much in the way of relaxing outdoor pursuits; Tighnabruaich Golf Club is a scenic and challenging 9-hole golf course. There is tennis and inevitably, a famous sailing school.

Sea, river and loch fishing are also available in the area, as are a number of commercially run shoots. Some of the local estates allow stalking by arrangement.

Tighnabruaich lies on “Argyll’s Secret Coast”, which stretches from Strachur at the top of Loch Fyne round the coast to Colintraive. It is an area of stunning natural beauty where there are countless opportunities to discover peaceful locations. Nearby activities include walks in forests or along the coast, fishing kayaking or sailing and enjoying the wildlife.

Mains water supply, drainage is by direct outflow, LPG central heating to middle floor only (currently out of use), mains water, partial double and secondary glazing.

Note: The services have not been checked by the selling agents.

From Glasgow city centre, leave in a westerly direction on the M8 motorway. Continue for 21 miles to arrive at Port Glasgow. Follow signs Greenock and Gourock on the A770 for 8 miles to reach the Western Ferry terminal at McInroys Point. Take the ferry to Hunters Quay Dunoon. Leave the terminal and turn right on the A815 through Sandbank. After 3.5 miles turn left on to the B836. Travel for 11 miles before turning right on to the A886. Travel for 1.5 miles then turn left onto the B8003. Travel for 7 miles to reach Tighnabruaich. At Tighnabruaich proceed south through Tighnabruaich to reach Kames. At the crossroads in Kames, turn left and continue on the minor road for 0.2 miles, where the road forks, bear left and follow the road down the hill past the Kames Hotel. Once the road straightens up proceed south on the coastal road for a further 0.1 mile to find Rockholm on the right-hand side.

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

Council Tax
1 Rockholm is in council tax band D and the amount payable for 2021/2022 is £1,580.22 to include mains water and excluding drainage.

2 Rockholm is in council tax band B and the amount payable for 2021/2022 is £1,229.06 to include mains water and excluding drainage.

Strictly by appointment with Robb Residential, telephone 0141 225 3880.

Vacant possession will be given on completion.

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 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.

Fixtures and fittings
All items normally known as tenant’s fixtures shall remain. However, certain items, including furniture may be available to a purchaser in addition, by separate negotiation.

If you require this publication in an alternative format, please contact this office on 0141 225 3880.