A handsome, income producing detached Victorian house with a westerly exposure in a peaceful west highland situation.
Description
The Old Manse is a handsome and solid detached Victorian house set amid generous and mature gardens and grounds. The house is of substantial hewn stone construction with feature arched fenestration and smooth ashlar at windows and doors, the whole is under a new slated roof. Internally there has been the sensitive preservation of period features including detailed plasterwork to cornices, picture rails, operational window shutters. The house lends itself well toward its current use as a B&B enterprise and the coach house at the rear could be further developed (subject to planning consents and warrants) as dedicated owners accommodation, extended family accommodation and or as an additional income producing self-catered holiday letting property.
Ground Floor
Projecting canopy, arched outer vestibule via twin leaf storm doors, three quarter
glazed door to entrance reception hallway, guests breakfasting room with Edinburgh press, warming inset multi fuel burner on a slate tiled hearth. Fine sitting room with deep bay window and multi fuel burner on a slate tiled hearth, inner hallway with under stairs stores, well equipped and easily worked kitchen with hot tank store, hatch to breakfast room and hypoallergenic flooring, utility room with new electrical trip gear, outer wear stores and hooks, door to rear gardens, owners bedroom, owners shower room.
First Floor
Period staircase to upper floor with wood turned banister and ornate painted cast iron
spindles, three quarter landing to bedroom 5 with en suite bathroom, full landing with retractable ladder providing access to the attic space. Bedroom 1 with south facing arched window and en suite shower room, bedroom 2 a dual aspect room with en suite shower room, bedroom 3 with west facing window and en suite shower room, bedroom 4 with north facing window and en suite shower room, walk in linen stores, shelved general purpose store, home office/study.
Outbuildings
2 x green houses, vented log stores under a corrugated sheet roof, improved former coach house and steadings under a new slated roof and providing general purpose store, workshop, stairs to floored long term stores attic.
Situation
The Old Manse is situated on the northern fringe of the charming mid Argyll village of Kilmartin. The house enjoys excellent westerly aspects out across the Kilmartin Burn and adjacent countryside to Coire Dhunan.
The village has a church, hotel and Kilmartin Primary School which is within walking distance from the house. Lochgilphead (10 miles) provides secondary and primary education, as well as more extensive shopping facilities. Lochgilphead has a golf course and swimming pool. There is also a community hospital in Lochgilphead.
Kilmartin is well 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.
Kilmartin museum has in recent times undergone a complete redevelopment programme to extend the museum and is scheduled to re-open in the summer of 2023.
The Museum was founded in 1997 by Rachel Butter and David Clough. Since then, it has been interpreting, explaining and conserving the archaeological and natural heritage of Kilmartin Glen. The new Museum will give visitors the opportunity to see fascinating ancient artefacts properly conserved and displayed, close to the sites where they were discovered.
The local countryside provides an array of outdoor, wildlife 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 Kilmartin and Lochgilphead. Main line rail stations are at Oban 30 miles to the north and/or Arrochar 54 miles to the east. The nearest airport is Glasgow at 87 miles.
Services
Mains water supply, drainage is by private septic tank, oil fired central heating (new external condensing boiler) supported by log burners, double glazing at first floor level.
Note: The services have not been checked by the selling agents.
History
The Manse was built in 1864 next to the Free Church of Scotland. The Free Church of Scotland was formed in 1843 by a large withdrawal from the established Church of Scotland in a schism known as the Disruption of 1843. The Free Church had a goal of a church within each Scottish Parish, which is why the Church and Manse were built in Kilmartin.
The church was active until the 1950-60s when it was decommissioned (exact date unknown), it stood derelict for a number of years before it caught fire and was demolished.
The Business
The Old Manse has been a guest house/bed and breakfast since the church was decommissioned, with the present owners purchasing the property in 2013. Since then the property has been subject to a rolling programme of upgrading and improvement which sensitively blends Victorian heritage and modern day living.
The present owners regulate business levels to blend work and lifestyle, however running at 80% occupancy, the business is capable of producing some £100K of gross income less the cost of sales.
From a business perspective, being in an area of great natural scenic beauty, the heritage of the glen, wildlife and being close to the National Cycle route has always drawn people to the area and together with the A816, which is the main coastal road which connects Lochgilphead and Oban, there is no shortage of passing trade. The present owners have developed excellent relations with local B&B and hotel owners and between them, they enjoy high levels of reciprocal passing of trade.
Directions
From Lochgilphead proceed in a northerly direction on the A816. Travel for about 6.5 miles to reach the village of Kilmartin. Continue through the village in a northerly direction to find The Old Manse on the right hand side.
Local Authorities
Argyll & Bute Council
Kilmory
Lochgilphead
Argyll
PA31 8RT
Tel: 01546-602127.
Council Tax
The Old Manse is in council tax band A and the amount payable for 2023/2024 is £1,141.11 excluding sewage.
The rateable value of The Old Manse is £2400.00. The Old Manse qualifies for small business relief.
