A category 'B' listed, upper mansion house conversion offering gracious period living all set in established grounds with uninterrupted seascape views across the firth of Clyde to the mainland adjacent.

Description
Upper Montford is formed by the upper portion of Montford House which is a significant and important period house of the pretty coastal ribbon settlement of Montford.

The entire house is protected by a category 'B' listing and it is of honey sandstone construction to the front elevation and wet dash harling to side and rear elevations. The whole is under a slated roof. Montford House is also one of the earliest buildings in the area, dating from c.1850. It is plain Classical in style, with gabled eaves above the central bay, which slightly projects on its entrance elevation. It retains its lying-pane (horizontal) glazing in all windows. The tripartite entrance is reached by a flight of steps enclosed by cast-iron balustrades. The small corbelled balcony above the entrance also has a decorative Parisienne cast-iron balustrade. The entire property is set in mature, unfenced, and well tended gardens.

Ground Level
Outer side door to broad entrance reception hallway, stone staircase with ornate white painted spindles and wood turned banister leading quarter landing with useful cloaks cupboard, three quarter landing with large fenestration casting natural light onto staircase and upper hallway.

First Floor Level
Broad upper landing with shelved press and fitted high level bookcases, good sized breakfasting fitted kitchen with 2 inbuilt shelved larder stores, space for in formal dining table and chairs, ceiling pulley, sitting room with dual aspects, restored pine floorboards, coal burning effect living flame gas fire, open fronted Edinburgh press, bedroom 1 (or formal dining room) window opening to Parisienne balcony, bedroom 2 with dual aspect and restored pine floorboards, bedroom 3 with closed Edinburgh press and painted pine floor boards, bedroom 4 with side window and wash hand basin. Dado height tiled bathroom with shower over bath.

Garden Level
Stairs down to cellarage hall leading to flag stone floor and binned wine cellar, and a useful home office/study/ garden room with a decorative cast iron Victorian fireplace.

Outbuildings
Timber garage on a concrete base, summer house/garden shed. External stiarcase leading down to communcal laundry room.

Gardens
Twin sets of stone gate piers in a bell mouth entry and via honey coloured gravel pathway to the southern side of Montford House to the unfenced gardens of Upper Montford. The whole is set behind a full height and substantial coping stone topped whin rubble wall. The front gardens are laid mainly to grass and at the southern side there is a sheltered deck, screened and privatised by evergreen hedging. There is a gravel surfaced turning and hardstanding fringed with a flag stone patio or terrace. Gently sloping lawns continue to the rear of the house where there is a further gravel terrace and flagstones. Steeper lawns at the rear have designated drying greens with shrubs and bushes which form the boundary before entering the escarpment of semi ancient native woodlands.

Woodland Strip
An escarpment of semi ancient native woodland (about 1.38 acres) is south and to the rear and could be made available strictly by separate negotiation.

Situation
Upper Montford is situated in the pretty coastal ribbon settlement of Montford which is just to the south of Craigmore on the Island of Bute.

From its elevated and immediate foreshore vantage point, Upper Montford commands uninterrupted views across the firth of Clyde towards Wemyss Bay, Skelmorlie and Largs on the mainland adjacent.

The Firth of Clyde and the eastern access point to the famous and highly scenic Kyles of Bute is just to the north west and is always lively with the coming and going of the Caledonian Macbrayne Ferry services to and from Wemyss Bay as well as the movement of pleasure boats and sailing yachts as they venture through the famous and highly scenic Kyles of Bute.

Rothesay town has thriving shopping, leisure and educational facilities including a larger sized Co-op. Caledonian MacBrayne operates a frequent ferry service to Wemyss Bay, which has direct rail links to Glasgow. A second ferry service runs between Rhubodach on the north of Bute to Colintraive giving access to Argyll and the West Highlands.

The two nearest airports are Glasgow and Prestwick, which are approximately 40 and 50 minutes' drive respectively from Wemyss Bay.

Leisure
Rothesay has an 18 hole golf course, from most of which there are outstanding views of the Firth of Clyde and Arran. Smaller courses are at Port Bannatyne and Kingarth. Bute is an area of significant natural beauty and mild climate, with many opportunities for coastal and hill walking and mountain biking. Fresh water and sea fishing are available, and there are shooting and stalking opportunities. The island has its own grass airstrip for light aircraft and microlights.

Sailing
The area is well known for its sailing on the Kyles of Bute, which is a National Scenic Area. Tighnabruaich and Colintraive to the north, and the Crinan Canal and Tarbert to the West, are centres of lively sailing activity throughout the season. There are marinas, chandlery services and sheltered moorings in Rothesay and Port Bannatyne.

Travel Directions
From Glasgow, travel west on the M8 to Greenock, and then continue on the A78 to Wemyss Bay. Take the Caledonian MacBrayne ferry to Rothesay (35 minutes). On leaving the ferry at Rothesay, follow the exit road to the traffic lights and turn left, proceed along the coastal road (A844) for about 1.9 miles to fiend the entrance to Montford House on the right-hand side. The access to Upper Montford is to the left-hand side of the building.

Local Authorities
Argyll and Bute Council
Tel: 01546 605522

Services
Mains water supply, mains drainage, mains gas, gas central heating, some partial secondary and full double glazing.

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

Council Tax/Rateable Value
Upper Montford is council tax band D. The amount payable for 2021/2022 is £1408.76 including water and sewerage charges.

EPC
Band D

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

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.