barcaldine

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BARCALDINE HOUSE

BY BENDERLOCH, ARGYLL

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OBAN ABOUT 10 MILES. FORT WILLIAM ABOUT 34 MILES. GLASGOW ABOUT 88 MILES.

About 1 acre (0.40 ha)

BARCALDINE HOUSE,

BY BENDERLOCH, ARGYLL REF: SO/01/35 POSTCODE: PA37 1SG

An important and historic country house with 6 self catering cottages lying on the west coast of Scotland.

REF: SO/01/09

• Currently operating as a country house bed and breakfast with AA four star status.

• Elegant Drawing Room. Magnificent Dining Room with Garden Room off. Sitting Room.

Kitchen with Aga. • Barrel vaulted Billiard Room.

• 8 Bedrooms (all with bathrooms ensuite).

• Ancillary accommodation.

• Beautiful West Coast gardens with mature shrubs and trees.

• Bed and breakfast and self catering generating combined income of over £100,000 per annum.

CKD Galbraith Lynedoch House Barossa Place Perth PH1 5EP

Knight Frank 1 Edinburgh Quay 133 Fountainbridge Edinburgh EH3 9QG

Tel 01738 451111

Tel 0131 222 9600

Fax 01738 451900

Fax 0131 222 9639

Email perth@ckdgalbraith.co.uk Web www.ckdgalbraith.co.uk

Email edres@knightfrank.co.uk Web www.knightfrank.co.uk

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HISTORICAL NOTE Barcaldine House dates from the 18th Century and being of an open Georgian design shows the more civilized lifestyle opportunity that prevailed over this region from this time on. The lands were originally part of the extensive estates of the Campbell of Breadalbane, who had built Barcaldine Castle in about 1594, one of six castles including Kilchurn, Edinample and Taymouth Castle. At that time the lands extended from Loch Tay continuously to the west coast of Scotland.

Barcaldine House itself was built by Red Patrick 4th of Barcaldine in 1709, designed by James Duff.

Having married a daughter of Sir Ewan Cameron of Locheil, the house was again extended in 1733 to accommodate his expanding family. The house and land followed the fortunes of this family and was again extended by Duncan Campbell, 8th of Barcaldine, who commissioned John Drummond to build the court of offices to the east of the house.

The estate fell into decline and was split. The house was purchased by the present owners some fourteen years ago. Barcaldine House has recently been operated as an exclusive bed and breakfast establishment for which there is much demand. The alterations and improvements were however, very carefully undertaken to ensure that all original features were retained.

GENERAL Barcaldine House lies in a quiet and private position, in the small village of Barcaldine, approximately ten miles north of Oban, above the eastern shores of Loch Creran. Benderloch itself takes its name from the Gaelic, meaning “between the mountain and lochs”. The lochs, of course, are the famous Loch Creran to the north and Loch Etive to the south. From the mainland there are wonderful views over the Firth of Lorne to the Islands of Mull and Lismore, whilst to the north west lies the extremely private Morvern Peninsular.

Barcaldine House itself is surprisingly accessible, both from the north and south via the A828 Fort William/Oban Road. Oban lies only 10 miles south and provides a comprehensive range of services and facilities, whilst day to day needs can be provided locally at Benderloch, including a good local school. There is also an excellent small primary school in Barcaldine (soon to be linked to the house by a cycle path). Fort William lies about 34 miles to the north. Glasgow itself with its airport, lies approximately 88 miles distant, whilst there is a small landing strip at North Connel.

This area of Scotland is renowned for its beautiful countryside, its wonderful gardens that grow so well, its historic sites with battle grounds and castles, as well as excellent walking, ornithological interest and country pursuits. Deer stalking and fishing can all be had locally, whilst skiing can be enjoyed at Glencoe.

For those with an interest in sailing, the Firth of Lorne provides a base from where to travel to many of the Islands of the Inner Hebrides.

DESCRIPTION Barcaldine House is a most attractive country house, said to date from 1709 and the core of this lovely Georgian building remains intact. Like many important country houses, Barcaldine House has been significantly enlarged and improved by successive generations and provides a fine example of a country house that has evolved with the growing importance of one of Scotland’s landed families.

Barcaldine House enjoys a suite of elegant reception rooms with a particularly fine drawing room with bow front and bay windows all with fine plasterwork and carving. This is complemented by a magnificent dining room and snug sitting room for the quiet winter’s evening.

On the first floor, the barrel vaulted billiard room is a room of high drama. With its wooden panelled walls and smoking room off, it is an excellent room for after dinner entertainment. The kitchen with its Aga, is conveniently placed close to the dining room. There are eight principal bedrooms all with bathrooms.

Like many houses of the importance of Barcaldine House there is an extensive range of service accommodation and former staff quarters. However, some years ago this was cleverly adapted to form 6 cottages for self catering for which there is much demand in the locality.

Barcaldine House itself lies at the kernel of the former estate and although the grounds extend to only approximately 1 acre, they encapsulate the very core of the original lands with lovely gardens with fine trees and shrubs that afford privacy and interest at all times of year.

Significantly built of stone under a slated roof the accommodation comprises: Double doors to: Vestibule With flagged floor. Glazed double doors to: Staircase Hall 7.25m x 6.25m (23’9” x 20’6”) extremes With cornice, dado rail, three radiators, six wall sconces, wooden pilasters, leading to: Drawing Room 8.85m x 6.25m (29’0” x 20’6”) A Calor Gas stove within wooden over mantle with columns, mirror over, marble slips, elaborate ceiling with two ceiling roses, plastered panels with cameos, elaborate architraves, working shutters, polished floor, French doors to garden, 7 wall lights, 4 radiators.

Laird’s Room 8.0m x 4.25m (26’4” into Bay x 14’0) Working fireplace with black marble surround and marble slips, tiled hearth, cornice, 4 radiators.

Dining Room 9.15m x 5.65m (30’0” x 18’6”) Working fireplace with marble surround and cast iron hearth, ceiling rose, dog-tooth cornice, picture rail, shelved press, 4 radiators, 7 picture lights. With garden room off.

Laundry 4.8m x 2.65m (15’10” x 8’9”) With 2 Belfast sinks, plumbing for washing machine, venting for dryer, radiator, extensive cupboarding, tiled floor. Wine cellar off with 9 stone bins.

Servery Leading through to: Kitchen 7.0m x 4.65m (23’0” x 15’4”) With two-oven oil fired Aga with tiled splashback, extensive fitted laminate floor, wall cupboards, double stainless steel sink and drainer, plate rack, plumbing for washing machine, wash hand basin, glazed display cupboards, extractor and light, radiator, bell board, door to garden. From the kitchen leads: The Lobby With cupboard.

Cloakroom With WC with wooden seat, wash hand basin, paneling to dado.

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Office 3.65m x 2.3m (12’0” x 7’5”) With radiator.

Boot Room 2.75m x 1.9m (9’1” x 6’4”) With oil fired boiler.

Store Room 5.35m x 2.15m (17’5” x 7’0”) With door to courtyard.

The first floor is reached from the staircase hall by the impressive staircase with wooden risers, polished wooden handrail and carved balusters with dado rail, which divides at mezzanine level to the principal suite and upwards to the galleried landing: PRINCIPAL SUITE Lobby leading to: Taymouth 5.7m x 4.95m (18’9” x 16’2”) With coved ceiling with plasterwork of geometric design, Georgian style fireplace, radiator, arched recess.

The dressing room with vaulted ceiling leads through to: Lobby With cupola and steps up to: Bathroom 4.8m x 2.6m (15’8” x 8’7”) With bath with shower, wash hand basin with light over, radiator, WC with wooden seat.

Galleried Landing 7.6m x 3.05m (25’0” x 10’0”) With radiator, steps lead up to: Billiard Room 9.05m x5.7m (29’9” x 18’10”) With open fire, with carved wooden Jacobean style fireplace with columns, barrel vaulted ceiling, panelled walls with 2 shelved recesses with arches over, 2 fan assisted radiators. Off the billiard room is a hidden: Smoking Room 2.9m x 2.0m (9’5” x 6’6”) With wooden fireplace.

From the landing is: Linen Room 3.9m x 2.75m (12’9” x 9’0”) With extensive shelving, wash hand basin, radiator.

Cloakroom With panelling to dado, WC with wooden seat, wash hand basin, store cupboard.

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Moray Room 4.5m x 3.9m (14’10” x 12’9”) With triple bow window, Georgian style wooden fireplace with cast iron grate, tiled slips (decorative), hanging cupboard, radiator.

Bathroom off 3.6m x 2.9m (11’9” x 9’7”) With wooden fireplace with cast iron hearth, bath with over bath shower, wash hand basin with light and shaver socket over, WC with wooden seat, radiator.

Bathroom off 4.2m x 1.7m (13’8” x 5’6”) With bath with over bath shower, partly tiled walls, wash hand basin with tiled splash back, light and shaver socket over, radiator, WC with wooden seat.

Hamilton Bedroom 4.35m x 3.6m (14’4” x 11’10”) With stone fireplace with cast iron and bronze hearth, tiled slips, radiator.

Finlarig Room 4.5m x 4.2m (14’8” x 13’9”) With radiator.

Bathroom off 3.25m x 1.2m (10’8” x 4’0”) With bath with shower attachment, wash hand basin, light and shaver socket over, radiator, WC with wooden seat.

Bathroom off 3.05m x 2.3m (10’0” x 7’5”) With roll top bath with over bath shower, radiator, wash hand basin with tiled splash back, light and shaver socket over, WC with wooden seat.

Edinample Room 3.4m x 4.05m (14’10” x 13’4”) With bow window, fireplace with Delft style tiles depicting Chinese figures, cast iron hearth, radiator, coved ceiling.

Dundas Room 5.55m x 4.25m (18’3” x 14’1”) With bow window, radiator.

Bathroom 4.25m x 1.75m (14’0” x 5’10”) With bath with over bath shower, wash hand basin, light and shaver socket over, WC.

Bathroom off 3.05m x 2.2m (10’1” x 7’2”) With roll top bath with over bath shower, partly tiled walls, original wash hand basin with mirror, light and shaver socket over, radiator, WC with wooden seat.

SELF CATERING PROPERTIES Attached to the rear of the house and originally forming two service wings, a series of self catering cottages/apartments have been created. These provide: Lismore

Ground Floor: First Floor:

Living Room. Fitted Kitchen. Dining Room.

3 double Bedrooms. Shower Room. (currently occupied as owner’s accommodation)

Iona

Ground Floor: First Floor:

Porch. Kitchen/Living Room.

Bedroom. Bathroom.

Easdale

A separate cottage Living Room/Dining Room. Kitchen.

2 double Bedrooms. Shower Room.

Mull

Ground Floor: First Floor:

Living Room/Dining Room. Kitchen.

2 double Bedrooms. Shower Room.

Tiree

Ground Floor: First Floor:

Living Room/Dining Room. Kitchen.

2 double Bedrooms. Shower Room.

Staffa

Ground Floor:

Living Room. Fitted Kitchen/Dining Room. Double Bedroom. Single Bedroom.

The second floor is reached by taking the staircase with wooden handrail and carved balusters leading to: Galleried Landing 5.2m x 4.95m (17’0” x 16’3”) extremes With copula, 7 wall lights, store cupboard.

Glenure Bedroom 4.9m x 2.95m (16’0” x 9’9”) With carved wooden fireplace with cast iron hearth and tiled slips, cupboards with louvered doors, radiator.

Bathroom off 4.1m x 2.65m (13’7” x 8’9”) With rolled top bath with shower over, panelling to dado, original wash hand basin with light and shaver socket over, WC with wooden seat, radiator.

Store Cupboard Housemaid’s Pantry With enamel sink.

Dennistoun Room 5.35m x 4.35m (17’6” x 14’4”) With fireplace of Georgian design with cast iron hearth and tiled slips, coved ceiling, bow window, radiator.

GARDENS AND GROUNDS The gardens and grounds at Barcaldine have been carefully laid out and provide a succession of different ‘rooms’, providing interest at all times of the year. The courtyard lying to the north is a lovely feature for the self catering apartments with a central raised bed, tubs and hanging baskets. Steps with balusters lead up to a formal garden of geometric design, centred on a raised bed with rhododendrons, hebes and potentillas, with a stone barbeque to one side. An archway gives on to a more informal garden with eucalyptus, acers and flowering herbaceous shrubs. A gravelled pathway winds up to the woodland walk on Forestry Commission property beyond. A garden gate leads on to a manicured croquet lawn to the south of the property.

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OUTBUILDINGS To the north is range a range of wooden buildings including laundry for the self catering accommodation, a storage shed and aluminium greenhouse with log store behind with store beyond.

DIRECTIONS To reach Barcaldine House, from Oban or Crianlarich, take the A828 at Connel. Continue through Benderloch and at the hamlet of Barcaldine, turn right signposted to Barcaldine House. This drive continues through wooded parkland and leads to a gravel sweep at the front door.

BUSINESS MATTERS During the present ownership, Barcaldine House has been operated as an exclusive bed and breakfast establishment for which there is much demand in the area. Great attention to detail has been taken to preserve the natural atmosphere of a private house. These qualities are reinforced by the high quality decoration and traditional furnishings throughout.

The house has attained AA four star status, classified as “excellent”.

The self catering accommodation includes six cottages: one, two person cottage, four, four person cottages and one, six person cottage, clustered around a pretty and sheltered courtyard.

The self catering accommodation has achieved a consistently healthy level of occupancy, with a significant element of repeat business being recorded in recent years.

Growth in turnover has been maintained over recent years with various aspects of the business all making a valuable contribution. The last year showed a combined net turnover of some £105,000.

There is planning permission in place to bring Lismore Cottage within the main house.

Additional accounts information may be made available to seriously interested parties.

SERVICES Water Mains Drainage Private Electricity Mains Heating & Hot Water Oil Fired Calor Gas for cooking and stove There is a shared right of access in favour of Barcaldine House over the principal drive leading to the property. Maintenance according to user.

MOVEABLES The contents of the cottages are included in the sale. An inventory and valuation of the house contents is available to seriously interested parties, for negotiation.

COUNCIL TAX AND RATEABLE VALUE The Principal Suite is currently used as management accommodation and falls into Band C for Council Tax. The rateable value for the remainder of the property is £4,740 and currently receives a relief of 50%.

SOLICITORS McClure Naismith 3 Ponton Street Edinburgh EH3 9QQ Tel: 0131 228 4994 Fax: 0131 228 4260

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VIEWING Viewing is by prior appointment only through the Selling Agents, CKD Galbraith, Lynedoch House, Barossa Place, Perth PH1 5EP - Telephone 01738 451111. The person who may accompany you however may not be an employee of CKD Galbraith.

9. Third Party Rights and Servitudes The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof.

IMPORTANT NOTES 1. These particulars have been prepared in all good faith to give a fair overall view of the property. If any points are particularly relevant to your interest in the property please ask for further information/verification. CKD Galbraith strongly recommend that you discuss any particular points which are likely to affect your interest in the property with them, in order that you do not make a wasted journey.

Access to Barcaldine House is by a private road over which there is a formally constituted servitude right. Maintenance according to user.

2. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise nor that any services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves on such matters prior to purchase and may wish to instruct an independent survey.

3. The photograph/s depict only certain parts of the property. It should not be assumed that any contents/furnishings/furniture, etc. photographed are included in the sale. No assumptions should be made with regard to parts of the property that have not been photographed. Please ask for further information if required.

4. Any areas, measurements or distances referred to are given as a GUIDE ONLY and are NOT precise. Certain measurements have been taken using a sonic measuring machine. If such details are fundamental to a purchase, purchasers must rely on their own enquiries.

5. Neither these particulars nor any subsequent communication by us on behalf of the vendors relative to the property shall be binding upon our clients (whether acted on or otherwise) unless the same is incorporated within a written document signed by our clients or on their behalf satisfying the requirements of Section 3 of the Requirements of Writing (Scotland) Act 1995 or is granted in pursuance of any such document.

6. Entry Entry will be as mutually agreed.

7. Closing Date A closing date by which offers must be submitted may be fixed at a later date unless the property has been sold previously. Prospective purchasers who have notified their interest to CKD Galbraith, in writing, will receive a letter drawing their attention to the closing date.

The Seller will not be obliged to accept the highest, or indeed any offer and has the right to accept an offer at any time or withdraw the property from the market. The Seller will not be liable for any costs incurred by interested parties.

8.Offers Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to CKD Galbraith, Lynedoch House, Barossa Place, Perth PH1 5EP. Offerors, particularly those from England, should satisfy themselves, through their Scottish Lawyer, that they fully understand the implications of offering under Scottish Law.

The septic tank is situated on adjacent property, but with constituted rights contained in the title deeds. The title provides for necessary maintenance.

10. Conditions of Sale A deposit of 10% of the purchase price shall be paid within seven days of completion of missives, which deposit will be non-returnable in the event of the purchaser failing to complete the purchase for reasons not attributable to the Seller or their Agents.

The balance of 90% will become payable on entry. Interest will be payable on the balance from the date of entry until paid at a rate of 5% over the Bank of Scotland base rate, notwithstanding consignation.

In the event of a purchaser failing to pay the full purchase price within a month from the date of entry, the seller shall be entitled to resile from the bargain and to re-sell the property without prejudice to his right to recover from the prospective purchaser any loss incurred.

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This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office.

Crown Copyright reserved.

(ES100025025)

This Plan is published convenience of Purchasers accuracy is not guaranteed expressly excluded from any

for the only. Its and it is contract.

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office.

Crown Copyright reserved.

(ES100025025)

This Plan is published convenience of Purchasers accuracy is not guaranteed expressly excluded from any

for the only. Its and it is contract.

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