INDEPENDENT ESTATE AGENTS OF ARGYLL AND THE WEST HIGHLANDS

BIL NA BRUAICHGANAVAN, OBAN, PA34 5TU

A MOST APPEALING DETACHED HOME PLEASANTLY SITUATEDIN THE SOUGHT-AFTER RESIDENTIAL AREA OF GANAVAN

AND ENJOYING VIEWS TOWARDS THE WATERSOF THE LYNN OF LORN AND THE HILLS BEYOND

Hall : Lounge : Dining Room/Kitchen : Utility Room4 Bedrooms : Bathroom : Toilet

Established Garden With Decked Seating AreasGarage With Upper Level

Guide Price £290,000

Oban, the principal tourist town of Argyll and the unofficial capital of the West Highlands, supports a wide range of shops, restaurants,leisure and recreational facilities and professional services. There are primary schools, a high school, a leisure/sports centre and ageneral hospital as well as churches of various denominations. The thriving town has an attractive sea front and bustling harbour fromwhich Caledonian MacBrayne ferries serve many of the Hebridean Islands. The town enjoys good transport links to the central belt ofScotland by road and rail and the airport at North Connel serves private and light charter aircraft.

Bil na Bruaich is a most appealing detached home pleasantly situated in the sought-after established residential area of Ganavan onthe fringe of the town, yet still within easy reach of the town centre and local amenities. This extremely well maintained modern homehas been extended by the current owners to include a front projection to the lounge which gives views towards the waters of the Lynnof Lorn and the hills beyond and a rear extension which gives the property a large modern fitted dining room/kitchen with integratedappliances and a De Dietrich range. French doors from this room access the sunny decked seating area to the rear. The familybathroom has also been recently upgraded and is a spacious room with bath and separate shower cubicle, together with ceramic tiledflooring with under-floor heating. The four double bedrooms all have fitted wardrobes with the principal bedroom enjoying excellentviews over the roof-tops to the Lynn of Lorn and beyond. The property further benefits from double glazing and an effective oil-firedcentral heating system with external boiler. The attractive established garden with garage/workshop and external store all adds to theamenity of this most desirable family home.

DETAILS OF ACCOMMODATION

Vestibule with external door to front, tiled floor, glazed door to

Hall with cloak cupboard, ceiling light fitting, wood flooring.

Lounge: 6.10m x 5.04m, windows to front and sides, ornamental fireplace with marble inset and hearth, wood surround and electriccoal effect fire, 2 central heating radiators, ceiling light fitting, wood flooring.

Kitchen: 4.51m x 3.68m, 2 windows to side, French doors to rear decked seating area, fitted with an extensive range of floor standingand wall mounted units with gloss work tops and upstands, 1½ bowl stainless steel sink, De Dietrich brushed stainless steel range withgas burners and electric ovens, brushed stainless steel splash panel and chimney extractor hood over, integrated dishwasher, fridgeand freezer, central heating radiator, plinth heating, recessed lighting, tiled flooring.

Utility Room: 2.08m x 1.68m, space for appliances with work top over, wall mounted cupboards, extractor fan, Dimplex wall mountedheater, ladder style heated towel rail, recessed lighting, vinyl flooring.

Bedroom: 3.48m x 2.94m, window to front, built-in wardrobes, central heating radiator, ceiling light fitting, wood effect laminateflooring.

View from bedroom

Bedroom: 3.09m plus area at door x 2.63m, window to rear, built-in wardrobes, central heating radiator, ceiling light fitting, woodeffect laminate flooring.

Bathroom: 2.60m x 2.24m plus area at door, window to rear, bath with splash tiling over, corner shower enclosure with drench headand hand held showers, waterproof panelling and glazed sliding doors, wc, whb, waterproof panelling to ceiling with recessed lighting,extractor fan, ladder style heated towel rail, tiled floor with electric underfloor heating.

Inner Hall with recessed study area with fitted desk and shelving, central heating radiator, recessed lighting, wood flooring.

An open-tread wooden staircase rises from the lounge to the upper floor with hatch to roof space, ceiling light fitting.

Bedroom: 4.14m x 3.58m into front Velux window recess, window to side, fitted wardrobes, 2 eaves storage areas to front, largefloored eaves storage area to rear with light and shelving, central heating radiator, ceiling light fitting, wood effect laminate flooring.

Bedroom: 4.53m x 3.58m into front Velux window recess, fitted wardrobes, central heating radiator, ceiling light fitting, wood effectlaminate flooring.

Toilet with whb, wc, central heating radiator, extractor fan, lighting, tiled flooring.

GARDEN

The established garden has a sweep of lawn to the front interspersed with an attractive variety of shrubs and bushes with a gravelleddriveway to the side leading to the Garage. The sloping rear garden has a grass banking planted with trees, shrubs and bushes andtwo levels of decked seating areas with the top level having access from the French doors in the kitchen/dining room, with stepsleading down to the lower level.

Attached Garage/Workshop with concrete base, up and over door to front, window to rear, ladder style stair to upper floor area, Veluxwindow, electric heating, light and power. Timber Shed, external central heating boiler/tank, outside tap.

GENERAL INFORMATION

Services: Mains electricity,water and drainage. Oil-fired central heating. LPG gas.

Council Tax: Band F.

EPC Rating: D57.

Home Report: Available from the Selling Agents on request.

Guide Price: Two Hundred & Ninety Thousand Pounds (£290,000). Offers are invited and should be submitted to the Selling Agents.

Entry: By mutual agreement.

Viewing: Strictly by prior arrangement with the Selling Agents.

IMPORTANT NOTICE : Although the sellers or lessors reserve the right to sell or lease their properties without further notice, it is possible that a closing date will beset and interested parties are advised to intimate their interest to Dawsons Estate Agents following inspection of the property. Sellers and lessors are not obliged to acceptthe highest or, indeed, any offer. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have beensold, let or withdrawn. We would advise that availability of the property is checked before journeys are commenced. No warranty will be given by the sellers or lessorsin respect of services and any electrical, gas or oil-fired appliances, including any heating system. Dawsons Estate Agents for themselves and for the sellers or lessors ofthis property, whose agents they are, give notice that whilst the information contained in these particulars, including quantities, maps and plans, is believed to be correct,it is not guaranteed and intending purchasers must satisfy themselves as to the accuracy of statements made. These particulars do not form part of any contract.

Dawsons Estate Agents, Alliance House, 1 George Street, Oban Argyll, PA34 5RX

T: 01631 563901 F: 01631 566778 E: info@dawsonsestateagents.co.uk www.dawsonsestateagents.co.uk