Camus Cuil Bay, Duror

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Modern vernacular de-crofted house along with beautiful gardens, incorporating walled garden, summer house, pond and fruit and vegetable gardens

Outstanding coastal croft with stunning views over the Pre Fabricated Chalet sea Approximately 39.75 acres (16.09 hectares) Portal Frame Agricultural Building EPC Rating: D55

Oban 25 miles . Fort William 20 miles . Glasgow Airport 92 miles . Edinburgh 27 miles

Camus, Duror Offers over £495,000 Camus lies within the small scattered settlement of South Cuil, overlooking Cuil Bay, a quiet and peaceful beach which is one of three within easy walking distance. "DoubleClick"DoubleClick Insert Insert Picture" Picture" Cuil Bay is approximately 1 mile to the south of the village of Duror of Appin which is an established and vibrant community benefiting from a well respected primary school as well as two churches and a village hall.

The village lies almost equidistant between Oban and Fort William and, owing to the proximity of each town, is ideal for those either moving to the area for employment or those seeking a life style change.

The village is also ideally situated to allow access to some of the most stunning scenery in the West Highlands.

Camus looks out over the sea to the hills of Kingairloch and towards the islands of Balnagowan, Mull and Lismore.

The hills to the east enable walkers to follow ancient drove roads through the glens to Ballachulish and Glencoe as well as "DoubleClick Insert Picture" allowing access to some of the most challenging hill walking and rock climbing in the west of Scotland.

There is a moorings association in Kentallen Bay, approximately 3 miles to the north, which provides some of the most sheltered conditions of any moorings on the west coast, enabling use on a year round basis.

The local centre is Ballachulish, which is approximately 8 miles to the north, within which there is a modern Co-operative supermarket as well as hotels, restaurants and public houses.

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The ski centre at White Corries is approximately 14 miles further east which provides some of the most challenging skiing in Europe. The Aonach Mor Ski Resort, a more modern ski centre, is approximately 8 miles to the north of Fort William.

The town of Fort William, approximately 20 miles to the north of Duror, is an all year round tourist destination and provides a range of shopping options including several supermarkets as well as representation from a number of national retailers.

Fort William is the terminus for the Caledonian Sleeper railway service from London Euston which operates throughout the year and whisks the traveller overnight from the hustle and bustle of London to the tranquillity of the Highlands.

Oban, approximately 25 miles south of Duror is an extremely attractive settlement laid out around Oban Bay, from which Caledonian Macbrayne operates a number of ferry services to many of the Inner Hebridean Islands and two of the Outer Hebridean Islands.

The town is well-served by supermarkets, shops, banks and professional offices, together with a leisure centre and a range of cultural activities.

Approximately 20 miles to the south of Camus is the recently upgraded Oban Airport from which a number of scheduled flights operate to some of the Inner Hebridean Islands. The Airport also has facilities for private aircraft, and Argyll & Bute Council is currently in negotiation to trial the operation of a scheduled air service to Glasgow.

The lands and countryside around Camus provides a range of outdoor activities. There is an excellent marina at Appin, approximately 5 miles to the south, which offers all of the necessary facilities required by yachtsmen. The Oban to Fort William multi-user path is almost complete and readily accessible from Duror.

The hills and mountains of Glencoe are famous throughout the world for the nature of their terrain and the challenges they offer. For the less adventurous there are a number of walks and trails laid out throughout the local countryside, a particular favourite being the “Kidnapped” trail which tells the story, made famous by Robert Louis Stevenson, of the Appin Murder and miscarriage of justice that befell James of the Glen who was hanged by the Campbells of Inveraray in the18th century at Ballachulish.

Camus is not only one of the most attractive crofts within the area but also one that has been exceptionally well managed over the last 20 years. It represents an excellent opportunity for an incoming purchaser to build on the solid foundations that have been established.

The Croft is a mixture of low lying hill grazing of reasonable quality, together with approximately 12.6 acres (5.9 hectares) of good quality lowland grazing which in the past has been regularly cut for hay.

The house has been de-crofted as has much of the formal garden, with the remaining ground still subject to crofting tenure.

The lay-out of the Croft has been well considered with formal gardens around the house. The vegetable and fruit garden to the north east include not only a small orchard but also a well-constructed polytunnel.

Adjacent to the large multi-purpose barn, which includes a workshop, is a Walled Garden formed from the remains of the original Croft House. The Walled Garden is a peaceful and tranquil haven incorporating a small wooden summer house.

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To the south of the Walled Garden is a pre-fabricated timber cabin which was originally constructed to facilitate the extraction and bottling of honey and includes a shower room and kitchen/preparation room.

The cabin could, subject to the necessary consents, be converted to self-catering accommodation to provide additional income.

The house, which was constructed by Roy Homes, Inverness, in 1995 from a design by Charles MacDonell, a well-known local architect who has won awards for the originality and sensitivity of his designs, enjoys an open situation with outstanding panoramic views over Cuil Bay to the hills of Morven and Kingairloch.

The accommodation, which is laid out over two floors, is fully double glazed and centrally heated, comprises:

The entrance porch with traditional double-leaf storm door and glazed inner door leading to the dining hall.

The Dining Hall (6.8m x 3.99m) with windows overlooking the sea and an attractive wood burner which provides a focus to the room.

A set of double doors leads from the Dining Hall to the Sitting Room.

The Sitting Room (7.08m x 3.09m) is a bright and airy room with windows to the south and west. An attractive open fireplace with marble insert creates a focal point to the room. Double doors lead to the Conservatory.

The Conservatory, (4.6m x 3.7m) which is constructed of hardwood timber, has a wooden floor and double doors leading to the garden.

From the Dining Hall, a short corridor gives access to a Bedroom and Bathroom whilst a separate door gives access to the Kitchen. In addition is a large walk in, under stair storage cupboard providing useful storage space.

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The ground floor Bedroom (3.2m x 3.0m), with adjacent bathroom, has been used as a guest room but is equally useful for anyone elderly or infirm. It has pleasant views overlooking the colourful garden to the rear.

The Bathroom (2.6m x 1.67m) provides a white suite comprising wash hand basin, WC and bath with electric shower.

The spacious and airy farmhouse Kitchen (5m x 4.6m) is accessed from the Dining Hall and has windows overlooking the beautiful sea view. Double glazed doors lead to the secluded rear garden.

The kitchen is fitted with free-standing, customized units offset with complementary work surfaces. A feature oil-fired Rayburn provides central heating and hot water throughout the home. The floor is sensibly tiled and a door leads through to the useful Utility Room (4.7m x 2.46m) which offers a versatile space with a range of work surfaces. There is a Wansbeck sink together with a second sink and drainer, washing machine tails, tumble dryer vent and plumbing for a dishwasher.

A separate door leads to the garden grounds, with windows facing the front and side overlooking the sea and garden.

First Floor

The First Floor is approached via an attractive pine dog-leg staircase leading to a landing area from which all upstairs bedrooms lead. There is also a large airing cupboard

The Master Suite (7.09 x 3.59m) which lies to the south of the house has windows overlooking the sea as well as the garden. There are two built-in double wardrobes.

The bedroom has an en-suite bathroom comprising wash-hand basin, WC and bath with a shower over. Velux window.

Bedroom 3, (3.0m x 2.41m) which could double as an office, has two velux windows.

Bedroom 4 (3.2m x 2.9m) overlooks Cuil Bay, with built–in wardrobes and recessed dressing area with mirror.

Bedroom 5 (3.3m x 3.02m) is situated to the rear of the house overlooking the garden and also has a built-in wardrobe.

Family Bathroom is a well proportioned room with white wash-hand basin, WC and bath with shower over and velux window to the rear.

The formal Garden which has been de-crofted, extends to approximately 1.88 acres (0.76 hectares) and has evolved over the last 20 years in a manner that minimises maintenance but maximises enjoyment and style.

The Garden has numerous established rhododendrons and shrubs as well as herbaceous plants which provide colour at most times of the year.

A pond has been created to the south west of the house which up until recently was stocked with rainbow and brown trout.

The Croft The remainder of the land is classified by the Crofters Commission as a Registered Croft. It has been run along traditional lines using traditional methods, but with imagination.

The principal activity of the Croft has been the breeding and sale of Hebridean sheep. The vendors have, for many years, had the fleeces spun, the spun wool returned and have sold the wool locally. Recently the sheep have been managed by others, although management facilities are still in place. Additionally the vendors have successfully reared Highland Cattle and rare-breed Tamworth Pigs, the meat from which was sold through a local Farmers Market. Subject to the acquisition of stock, all the activities could readily be resumed. The Croft is IACS Registered.

The in-bye land which extends to approximately 12.6 acres (5.1 hectares) has been preserved as wild flower meadows, cut late in the season for hay or silage. The hill ground to the rear covers approximately 17 acres (7.09 hectares) and has been fenced to exclude stock and allow natural woodland regeneration. Beyond that is a further 8 acres of rough grazing.

In addition Camus has a 25% share in the Common Grazing, the total extent of which is approximately 250 acres (96.61 hectares) of hill ground.

The current owners are experienced bee-keepers and have run a successful apiary on the croft. The honey has been sold locally and had proved extremely popular with locals and visitors alike.

The polytunnel allows the production of vegetables throughout the year and there is ample room for further polytunnels should they be required.

The orchard provides a selection of fruit including pears, apples and plums.

Crofting is one of the most traditional forms of agriculture regimes in the Highlands, and in recent years has been positively encouraged by the Scottish Government. We understand that Grant Aid may be available for diversification and interested parties should contact the Crofters Commission for further details.

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Viewing Strictly by appointment with the sole selling agents.

Directions. From Glasgow Airport, take the M8 west. Then take Junction 30 over the Erskine Bridge. Bear left on the Erskine Bridge taking the A82 north towards Crianlarich. At Tarbet, Loch Lomond, turn right on the A82. Follow the shores of Loch Lomond north until you reach Crianlarich. Continue along the A82 to Tyndrum and then continue towards Fort William passing through the Bridge of Orchy and Glencoe. Having travelled past Ballachullish, take the second exit off the roundabout signposted to Oban. Duror is approximately 6 miles further on the A828. Once you have entered the village, there is a turning to the right signposted Cuil. Take this turn, passing the Primary School, and take the first major track to the right (approximately 400 meters) and Camus is approximately 250 metres on the right hand side.

Services Mains water, private drainage, mains electricity, telephone and broadband availability.

Sporting Rights are in hand but have not been exercised in recent years. It is known that red and roe deer cross the croft.

Mineral Rights In so far as they are owned, the Mineral Rights are included in the sale. Additionally, all standing and fallen timber will also be included.

Burdens Camus is banded F for Council Tax purposes.

Energy Performance Certificate Camus is banded D55

Post Code PA38 4DA

Closing date A closing date may be set for receipt of offers and interested parties should note that entry will be by mutual agreement.

Useful Information The Crofters Commission which is www.crofting.scotland.gov.uk Scottish Agricultural College www.sruc.ac.uk Linnhe Marina www.linnhemarina.co.uk Caledonian Sleeper www.sleeper.scot Flit Self Drive www.flitselfdrive.so.uk

Accommodation in Duror

Druimgrianach 01631 740286 The Pineapple House 01631 740350

Particulars May 2015 Photographs May 2015

Important Notice

These sale particulars were prepared on the basis of information provided to us by our clients and/or our local knowledge. Whilst we make every reasonable effort to ensure that they are correct, no warranty or guarantee is given and prospective purchasers should not rely upon them as statements or representations of fact. Furthermore neither Bell Ingram Limited or its directors or employees assume any responsibility therefore. In particular:

i) prospective purchasers should satisfy themselves as to the structural condition of any buildings or other erections and the state of repair of any services, appliances, equipment or facilities;

ii) any photographs included in these particulars are for general information only and any furniture or contents shown in these photographs are not included in the sale unless this is expressly stated in these particulars; and

iii) any descriptions, measurements or dimensions quoted are approximate only and references to conditions, planning permissions, services, usage, construction, fittings & fixtures and moveable items are for guidance only.

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Boswell House, Argyll Street, Oban, Argyll PA34 4DB Tel: 01631 566 122 Fax: 01631 566 908 bellingram.co.uk Email: [email protected]