Balwill Cottage, Station, , G63 0QY. Offers over £695,000.

Balwill Cottage, Particulars of Sale

Buchlyvie 2 miles, Balfron 3.7 miles, Aberfoyle 5.5 miles, 8 miles, Loch Lomond 15 miles, 16 miles, Milngavie 16

Master Bedroom miles, City Centre 22 miles, Glasgow Airport 28 miles, 4.53m x 5.61m (into bay) (14'10" x 18‘5") Perth 46 miles, Edinburgh 55 miles & Aberdeen 132 miles.

A beautifully appointed country house which enjoys a secluded rural setting between Stirling and Loch Lomond.

Landing Open Plan Living / Dining Room En-suite

8.75m x 5.86m www.bigwoodestates.co.ukPlans by First Floor Bathroom (28'8" x 19'3") Shower 4.38m (max) x 2.92m max) Room (14‘4" x 9‘7") Approximately 5.11 acres (2.07 Ha). 2.40m x 2.66m (7'11" x 8'9") Bedroom 3 4.74m x 3.97m (15'7" x 13') Kitchen 5.20m x 3.68m (17'1" x 12'1") DIRECTIONS From Stirling travel west on the A811. Travel past the villages of and Kippen. Travel through the village of Buchlyvie. On leaving the village follow the road for approximately 1.4 Bedroom 4 miles. Just after the lay by on the right take the turning on the right hand side. Follow the road 4.09m x 3.89m (13'5" x 12'9") past Balwill House and Lower Balwill. Balwill Cottage is set on the left hand side.

SITUATION Balwill Cottage offers a charming home on the eastern boundary of The Loch Lomond & Trossachs National Park. The setting provides excellent privacy but also easy access to village Boot / Utility WC Entrance 2.28m x 2.43m amenities and good commuter links to Glasgow and Stirling. Ground Floor Hall (7'6" x 8') 0.00m x 0.00m (0' x 0') The surrounding countryside is a mix of stock farms and woodland. It provides a lovely landscape Kitchen/Breakfast Room of fields, hills and woods. All outdoor pursuits are catered for in the immediate area with hacking 3.54m x 3.59m (11'7" x 11'9") routes, golf courses, water sports, fishing, shooting, hill walking and wildlife watching available. Utility En-suite Room Bathroom Balfron`s amenities are only a short journey away by car and include primary and secondary schooling of excellent repute, churches, a small supermarket, a range of specialist shops, Post

Bedroom 2 Office, bank, pubs with bar and restaurant facilities, cafes, golf club and local bus services. The 3.35m x 4.81m (11' x 15'9") village is an active community with a good range of clubs and associations. Hall Open Plan Living / Dining Room 8.82m x 4.95m (28'11" x 16'3") Buchlyvie, Aberfoyle and Kippen offer an excellent range of village amenities for every day needs Approx. Gross Internal Area all within 5-10 minutes drive of Balwill Cottage. 285.4 Sq. M- 3071.2 Sq. Ft The historic city of Stirling is readily accessible and offers extensive shopping, leisure and recreational amenities. It also boasts many buildings of historical interest and national Plan Not To Scale. For Identification Purposes Only. importance including Stirling Castle and The Wallace Monument. Stirling University provides wonderful sporting amenities and also the MacRoberts Art Centre. Glasgow City Centre offers an array of shopping, business and cultural amenities. There are bus services from Balfron and a rail service from Milngavie to the City Centre as well as excellent road links.

Edinburgh and Glasgow airports are within easy reach of the subjects.

DESCRIPTION Balwill Cottage is a stylish country house set within mature private grounds offering an ideal family home. The property is set within mature landscaped gardens which are particularly impressive extending to approximately 0.82 acres (0.33 Ha). There is a paddock of 4.29 acres (1.74 Ha) and timber stables (11.0 m x 3.8 m) with 3 boxes. The paddock is ideal for ponies and horses with a timber field shelter (7.2 m x 3.8m). It would also be suited to hobby farming or other rural hobby interests.

The property enjoys a wonderful architectural style and extends to approximately 3,071 square feet (285.4 square metres). The external appearance is of a traditional Scottish country house with a slate roof and a wet dash finish to the exterior walls. The internal design is formed over 2 floors and includes hall, living room with log burning stove, dining room, lovely fitted kitchen with central island, Stanley and integrated appliances, utility room with dog shower, master bedroom with en-suite bathroom, WC, a sitting room / dining room with log burning stove, 2nd kitchen, 2nd utility room, 3 further bedrooms, bathroom and shower room. The flexible layout of the accommodation lends itself to a variety of uses.

The specification includes many character features, superb craftsman finishes, an excellent range of in built storage space, an oil fired central heating system part under floor and double glazing.

Outside the property enjoys beautifully landscaped gardens. The centre piece is an impressive pond with a central walkway and the driveway is formed around the pond. There is extensive parking within the grounds. The gardens are fully enclosed and accessed via twin timber gates. The grounds feature traditional stone walls and well planted shrub beds with a range of specimen trees. The garden has a varied range of plants and shrubs to provide colour throughout the year. The outbuildings include a purpose built kennels building with dog run and a substantial summer house / office (5.5 m x 3.8 m). The summer house / office enjoys an elevated position affording fine views and it also features a large decked area ideal for alfresco entertaining. The summerhouse has a telephone point, broadband, a log burning stove and is presently used as an office. GENERAL REMARKS & INFORMATION

VIEWING By appointment through the selling agents. Contact Baird Lumsden Tel: 01786 833800 / 07909-917540. [email protected]

LOCAL AUTHORITY Stirling Council, Viewforth, Stirling, FK8 2ET. Tel 0845-277700.

COUNCIL TAX The property is Band F.

ENERGY PERFORMANCE CERTIFICATE Balwill Cottage is rated as E (54).

Particulars and photos prepared May 2016.

Plans by www.bigwoodestates.co.uk Utility Boot / Boot (7'6" x x (7'6" 8') 2.28m x 2.28m x 2.43m Kitchen (17'1" x x (17'1" 12'1") 5.20m x 5.20m x 3.68m (28'8" x x (28'8" 19'3") 8.75m x 8.75m x 5.86m Dining Room Dining Hall (0' x x (0' 0') Open Plan Living Open / Plan Entrance 0.00m x 0.00m x 0.00m WC 8.82m x 8.82m x 4.95m (28'11" x x (28'11" 16'3") Dining Room Dining Open Plan Living Open / Plan Room (11'7" x x (11'7" 11'9") 3.54m x 3.54m x 3.59m Landing Kitchen/Breakfast Master Bedroom (14'10" x x 18‘5") (14'10" 4.53m x 4.53m x 5.61m (into bay) Utility Room -suite En (14‘4" x x 9‘7") (14‘4" Bathroom 4.38m (max) 4.38m (max) x 2.92m max) -suite Hall En Bathroom (11' x x (11' 15'9") 3.35m x 3.35m x 4.81m Bedroom 2 Bedroom (15'7" x x (15'7" 13') 4.74m x 4.74m x 3.97m Bedroom 3 Bedroom Ground Floor Room Shower (7'11" x x (7'11" 8'9") 2.40m x 2.40m x 2.66m Sq. FtSq. Buchlyvie 3071.2 - Cottage, Cottage, Sq. M (13'5" x x (13'5" 12'9") 4.09m x 4.09m x 3.89m Bedroom 4 Bedroom 285.4 Approx. Approx. Gross Internal Area First FloorFirst Balwill Plan Not To Scale. For Identification Purposes Only. Purposes Identification For Scale. To Not Plan

PARTICULARS AND MISREPRESENTATION Selling Agents The following note is of crucial importance to intending viewers and/or purchasers of the property. Baird Lumsden, their clients and any joint agents give notice that: Baird Lumsden These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. No responsibility is assumed for the accuracy of individual items, nor for any error they may contain, however caused. The Mill, Station Road No information in these particulars should be considered to be a statement that the property is in good condition or otherwise, nor in good structural condition or otherwise, nor that any services, equipment or facilities are in working order. Purchasers must satisfy themselves by inspection or otherwise. , Stirling, FK9 4JS It should not be assumed that the property has all the necessary planning, building regulations or other consents. It should not be assumed that the selling agents have verified these matters which must be verified by any intending purchaser. T. 01786 833800 F. 01786 834382 Descriptions in these particulars are stated as a matter of opinion and not as a statement of fact. Any plans, areas, measurements or distances stated in these particulars are approximate only. Information contained in these particulars is given in good faith but should not be relied upon as being a statement or representation of fact. E. [email protected] No person in the employment of Baird Lumsden has any authority to make or give any representation or warranty whatever in relation to this property or these particulars nor to enter into any contract relating to the property on behalf of Baird Lumsden, nor any contract on behalf of the Sellers. www.bairdlumsden.co.uk