Tobarcnoc is a beautifully situated detached property set in well-tended garden grounds, with impressive views over the surrounding countryside. Built within the last few years, this substantial and modern home is close to the coast and within easy reach of Portpatrick. It is in excellent condition throughout with high quality fixtures and fittings, to include attractive modern flooring, integrated appliances to the kitchen, contemporary bathrooms and an impressive garden room. The property is currently configured as a spacious three double bedroom house but has the footprint of a much larger property; it would be easy to create further accommodation on the first floor and planning permission is already in place for this. The layout of the house also lends itself to easily becoming a B&B; the area is very popular with visitors. Set back from the well-maintained tarmac road, the property is accessed via wooden gates and a gravelled driveway, offering parking and turning for many vehicles. The front door opens into a large and welcoming reception hall, with ceramic tiled floor, carpeted stairs to the first floor, and a cloakroom/WC off. The sitting room is an excellent size and enjoys views of the open countryside. It leads straight through to the fabulous garden room, making both spaces ideal for entertaining. The garden room is glazed on three elevations with far reaching views of the rolling countryside and enjoys fabulous sunsets and dark skies. Direct access to the garden can be gained via a set of French doors. The kitchen/dining room is open to the hall and garden room, allowing the space to flow incredibly well. The sizeable kitchen is filled with natural light and fitted with an excellent range of bespoke fitted units with complementary worksurfaces. There is a central island, integrated dishwasher, gas hob, electric oven, and ample room for dining, with a glazed door leading to the garden connecting the indoors and outdoors. The principal bedroom boasts ample fitted wardrobes and a view to the stables and field beyond. There is a superb ensuite bathroom featuring a freestanding bath, twin sinks in a vanity unit and a WC. The second double bedroom is equally spacious and has a shelved walk-in wardrobe and a modern ensuite shower room. The third double bedroom is presently being used as a boot room and boasts a dual aspect, with lovely views. It is semi-open plan to the utility room, which is fitted with modern storage units and is plumbed for white goods. It would be easy to create a new access to the utility room from the kitchen rather than the bedroom/boot room, if so desired. From the hall, carpeted stairs rise to the first floor. This level has planning permission for a generous landing and a further 3 double bedrooms (all ensuite), one of which would have a large balcony with fantastic views. OUTSIDE There are landscaped gardens to the front and rear of the house, and they enjoy the sun for the majority of the day. There are areas of lawn, with mature shrubs and bushes, and you can enjoy views of the surrounding rolling countryside. There is a large workshop with power and electric and an adjoining storage room. In addition there is also a large cattery/kennel. Garden Store A self-contained, detached building with full insulation, with open plan room that features a wood burning stove and a range of storage units. There is a secondary room and a shower room. This building is presently used for storage but could be used for a multitude of purposes. Field The grazing field is split into two paddocks and extends to just under 2 acres, with roadside access, secure fencing and a water supply. There is a stable block offering three loose boxes and a hay store/tack room. Excellent riding is available from the doorstep. Note: Completion has not been signed off as the first floor has not yet been converted/completed. However there is an active building warrant in place and the sellers are willing to obtain indemnity insurance. Services: Mains electricity, mains water supply, LPG gas central heating. Private drainage to waste treatment plant. The present owners use 4G, but Fibre broadband is readily available in the area. We advise anyone wishing to check the broadband speed to use the following website: https://checker.ofcom.org.uk/ Fixtures and fittings: Certain contents may be available by separate negotiation. The billiard table, blinds and curtains are included in the sale. Local Authority: Dumfries & Galloway Council, presently Council Tax Band B. EPC: D Home Report: A copy of the Home Report is available on request from Fine & Country South Scotland. Offers: All offers should be made in Scottish Legal Form to the offices of the sole selling agents, Fine & Country South Scotland by email to ... Viewings: Strictly by appointment with the sole selling agents, Fine & Country South Scotland. Energy Efficiency Current: 65.0 Energy Efficiency Potential: 78.0 Features: - Garden
