3 bedroom detached house

SITUATION
1 Kippford Slipway sits in a prime Urr estuary-front position in the sought after coastal village of Kippford on the Colvend Coast, colloquially known as the Scottish Riviera. Kippford has beautiful coastal walks, a nature reserve and superb forest trails, all of which can be accessed on foot from 1 Kippford Slipway. There are two inns (serving meals and local ales), the RYA award-winning Solway Sailing Club, a cafe/gift shop, a village hall which serves as a thriving community hub, an RNLI station, 9 hole golf course with tea room, and a pottery. The village of Colvend, just 2.5 miles along the A710, is home to an excellent village store, cafe, an 18-hole golf course, and the highest-rated primary school along the Solway Coast. The nearby town of Dalbeattie has a useful range of shops, cafes, hotels, restaurants, veterinary services, primary and secondary schools, health centre, solicitors, garden centre and a park. The Dalbeattie forest offers yet more walking trails and 7Stanes mountain biking for cycling enthusiasts. Castle Douglas, a market town known as Dumfries and Galloway’s Food Town, has in addition, many independent retailers, a thriving livestock market, and a 9-hole golf course. The regional capital, Dumfries, (around 18 miles east) provides a wider range of services including a major hospital, Dumfries and Galloway Royal Infirmary. The town, once the home of the National Bard Robert Burns, is now home to the Crichton campuses of Glasgow University and the University of the West of Scotland.

DESCRIPTION
1 Kippford Slipway puts you right in the heart of the life of this popular coastal village, famed for its yachting heritage. A bustling tourist destination during the summer months, Kippford is an ideal holiday base and the property lends itself perfectly to high-end holiday letting or as your own deluxe escape. The accommodation on offer also makes a wonderful full-time residence allowing year round enjoyment of all that Kippford and the region can offer.

The airy entrance vestibule leads to a hallway which has a useful study area. Off this hallway is the utility room, handy for dealing with sandy shoes, kids and dogs before entering the main accommodation.

The bedroom accommodation is on the lower ground floor, with the master bedroom and second bedroom both featuring patio doors opening onto a composite decking and glazed veranda from which to enjoy level views to the Urr Estuary. With Hansgrohe bathroom fittings and underfloor heating beneath Karndean flooring, family and guests will be stylishly catered for.

Upstairs on the first floor is the open plan kitchen dining and living area featuring stunning glazing making the most of the amazing location. A patio door opens to a glazed balcony from which you can enjoy the view as well as the sights and sounds of the numerous yachting events and annual regatta. A shower room completes the accommodation here. The chic fitted kitchen is NOLTE Kitchen by Creative Designs Ayr Ltd, with a large central island housing the induction hob. All appliances are Seimens. Again the flooring is Karndean and the bathroom fittings are Hansgrohe.

With an efficient air source heat pump powering the underfloor heating and triple glazing throughout, 1 Kippford Slipway is comfortable and cocooned. The efficiency is reflected in the excellent EPC rating.

All in all, this is a fantastic opportunity to acquire an amazing brand new waterfront property which lends itself to a number of uses.

ACCOMMODATION
Ground Floor: Entrance Vestibule. Study Area. Utility Room

Lower Ground Floor: Master Bedroom En-suite. 2 Further Bedrooms. Bathroom. Plant Room.

First Floor: Kitchen/Sitting/Dining Area. Shower Room.

GARDEN
To the rear of the house there is parking for two cars. Steps lead up to a landscaped area of lawn above this.


SERVICES, COUNCIL TAX AND ENERGY PERFORMANCE CERTIFICATE(S)
Water - Mains
Electricity - Mains
Drainage - Mains
Tenure - Freehold
Heating - Air Source Heat Pump
Council Tax - Not Yet Available
EPC - B 84
Broadband - FTTC
Mobile - YES

FLOOD RISK
The SEPA maps indicate flooding can potentially reach the edge of road in front of the property. We are informed that in recent history any flooding has not reached the area on which the property is built. The lowest floor level of the property is over 9m above sea level.

Flood maps of the area can be viewed at
ACCESS & THIRD PARTY RIGHTS OF ACCESS
Access is via the shared lane adjacent. Ownership and maintenance obligations are shared jointly by 2 Kippford Slipway. 3 Kippford Slipway has a right of pedestrian access to the lane.

EPC Rating = B