Hill Of Balmaclellan

• An appealing lifestyle property in a peaceful rural location with far reaching views. 28.48 acres / 11.53 hectares.
• 3 reception rooms. 5 bedrooms.
• Spacious farmhouse property
• Broadband - Fibre to the cabinet/dug in. Needs connected
• Extensive outbuildings.
• Grazing ground/wooded area. Far reaching countryside views.
• Potential to adapt/develop

SITUATION Hill of Balmaclellan occupies a delightful rural location nearest to Balmaclellan but overlooking Scotland’s smallest Royal Burgh New Galloway (2 miles distant). Balmaclellan has a village shop and The Old Smithy, which is an arts centre twinned with The Catstrand based in New Galloway. The Catstrand has a café, exhibition space, shop and 90 seater theatre where events run all year round. New Galloway has two hotels, community shop, Glenkens medical practice, as well as a popular 9 Hole Golf course. Kells Primary School is situated in New Galloway and buses provided to Secondary school in St Johns Town of Dalry and Castle Douglas. The nearby market town of Castle Douglas has a good range of shops, supermarkets, and other services, and is designated Dumfries and Galloway Food Town. The regional capital of Dumfries, about 25 miles distant, offers a wider range of shops, retail outlets and services including the Dumfries and Galloway Royal Infirmary and the Crichton Campus providing further education courses.Communications to the area are very good, with a daily bus service from New Galloway and railway stations in both Dumfries and Lockerbie. The M74 motorway is about 50 miles distant allowing easy access north and south. Regular flights to parts of the UK and Ireland as well as continental Europe depart from Prestwick Airport, which is 43 miles to the north. Both Glasgow and Edinburgh with their international airports are 75 and 85 miles respectively. A daily ferry service to Northern Ireland operates with Stena Link from Cairnryan 46 miles to the west, close to Stranraer.DESCRIPTION The property is a large, detached two storey property that has been extended to incorporate a large single story converted byre. Adaptable accommodation space predominantly on one level offering 5 bedrooms, 4 of which en suite. 2 Bedrooms to the first floor. The property enjoys a south westerly aspect, and the living room benefits greatly from a double aspect enjoying far reaching countryside views with New Galloway in the distance, a multi fuel stove benefits those cooler evenings. The sunroom also affords a beautiful outlook and connects with the garden to the front and side. The large kitchen/breakfast room with a double aspect, has a Rayburn at the heart, traditional fitted units with an overhead pully and press storage cupboard, adjoining is a spacious back kitchen/utility space with modern fitted units and worktop with under counter space for appliances. Connecting from the sunroom and main hallway is the dining room with wood burning stove and press storage cupboard, an ideal space for gathering with friends and family. The added byre that has been incorporated provides an office, 3 ensuite bedrooms all with fitted storage. The master is a beautifully bright room with far reaching countryside views, extensive storage and ensuite with both bath and walk in shower. At the end of the hallway is a workshop, this could be easily adapted to add a further bedroom if required. The accommodation could easily be configured or separated to accommodate multi-generational living, subject to relevant consents. 16 Solar panels are roof mounted on this part. Accessed from the end of the hallway is an extensive wood store/boiler house/workshop/storage space with door to the rear accessing paddocks. The biomass boiler and oil boiler are housed within, together with a store of logs.Sitting opposite within the courtyard is a further detached outbuilding, offering garage/workshop/animal shelter space. There is a partial first floor (not inspected). All outbuildings offer great potential to adapt or develop specific to the buyer’s needs.Extending to about 27 acres in all the property has field grazing extending to about 12 acres with an area of woodland on your left as you enter up the driveway. **FOR THE AVOIDANCE OF DOUBT THE FORMER AGRICULTURAL BUILDINGS ADJACENT TO THE PROPERTY ARE IN SEPARATE OWNERSHIP.**Hill of Balmaclellan offers a fantastic lifestyle purchase with attractive property, outbuildings and land to suit the lifestyle needs of the buyer be it lifestyle farming, self-sufficient/grow your own, tourism/accommodation or equestrian, the property could adapt to provide for each. An attractive package and is of a type which is of continued demand and rarely available within the area.ACCOMMODATION Ground Floor: Porch. Staircase Hallway. Shower Room. Kitchen/Breakfast Room. Back Kitchen/Utility. Sun Room. Dining Room. Living Room. Office. Master Bedroom En Suite. W.C. Bedroom Bathroom en-suite. Bedroom Bathroom en-suite. Workshop/Bedroom. First Floor:Bedroom Ensuite Bathroom. Bedroom. OUTBUILDINGStore Room/Log Store/BoilerHousing biomass boiler. Oil Boiler. Wood Store. Large storage space. Door to rear leading towards paddock. Extensive stone built detached outbuilding. Partial first floor, not inspected. Doors to courtyard, two open fronted. Potential to develop/adapt to suit the specific needs subject to relevant consents. ACCESS/THIRD PARTY RIGHTS OF ACCESS/ SERVITUDES ETCDetailed following confirmation from seller’s solicitor. GARDEN (AND GROUNDS) The track leads to the property and into the central courtyard or behind to the outbuildings and field beyond. Extending to about 28.5 acres in all. The property offers an attractive lifestyle package. Sizeable grazing paddock with additional amenity woodland. The central courtyard provides and area with raised beds suitable for home growing veg. Surrounding the property is predominantly laid to grass, with an attractive seating area from the sun room the perfect spot for relaxing or entertaining friends and family and enjoying the peaceful surrounding and beautiful far reaching views. SERVICES, COUNCIL TAX AND ENERGY PERFORMANCE CERTIFICATE(S) Mains Electric. Mains Water. Septic Tank. Oil Central Heating. BioMass. Fibre to the cabinet/dug in. Needs connected 16 Solar Panels roof mounted on the property. FLOOD RISKFlood maps of the area can be viewed at https://map.sepa.org.uk/floodmaps/FloodRisk/SearchPOST CODE DG7 3PWWHAT3WORDSTo find this property location to within 3 metres, download and use What3Words and enter the following 3 words: toolbar.vows.relations , LOCAL AUTHORITYDumfries & GallowayFIXTURES AND FITTINGSNo items are included unless specifically mentioned in these particulars.VIEWINGSStrictly by appointment with the Selling Agents. HEALTH & SAFETYAppropriate caution should be exercised at all times during inspection particularly in reference to any livestock present and working machinery and equipment on the property.