HILTON HOUSEPORT BANNATYNE, ISLE OF BUTE, ARGYLL AND BUTE

OFFICES ACROSS SCOTLAND

Rothesay about 3 miles Glasgow about 43 miles (via ferry)

About 0.72 acres (0.29 ha)

An exclusive, substantial country house in a commanding position with outstanding elevated sea views from the Mull of Kintyre to the Toward Peninsula.

3 Reception Rooms. 4 Bedrooms. 3 Bathrooms.

• Tranquil location.

• Flexible and generous accommodation.

• Cleverly designed to maximise the stunning sea views.

• Large south facing terrace and extensive gardens.

HILTON HOUSE

PORT BANNATYNE, ISLE OF BUTE

ARGYLL AND BUTE

CKD Galbraith7 Killoch PlaceAyrKA7 2EA01292 268181ayr@ckdgalbraith.co.uk

GENERALHilton House is a most impressive Country House in a wonderful private elevated position on the Isle of Bute with sweeping views from Skelmorlie across the Toward peninsula to the east, Largs and Cumbrae, Craigmore and Ardbeg points on the Island, south over Kames Castle and Port Bannatyne Golf Course and west across Ettrick Bay to the north ends of the islands of Inchmarnock and Arran and further to the Mull of Kintyre.

An outstandingly beautiful and historic island, Bute is situated in the heart of the Firth of Clyde, off Scotland’s verdant west coast. The island possesses areas of great scenic beauty and has been a popular holiday destination dating back to Victorian times. Due to its proximity to the Gulf Stream, the island enjoys a particularly mild climate and has become known as the “Madeira of Scotland”. Bute is divided in two by the Highland Boundary Fault, in the north the island is hilly and largely uncultivated and to the south, is more rolling and highly cultivated. The western side of Bute is known for its beautiful beaches, many of which enjoy fine views over the Sound of Bute towards Arran.

Rothesay (about 3 miles) has an approximate population of 7000 and offers an extensive range of amenities including primary and secondary schooling, a campus of the Argyll College, a good range of shops, a first class hospital, sports centre and golf course. Regular ferries (Caledonian MacBrayne) from Rothesay to Wemyss Bay (travelling time about 30 minutes) ensure that Glasgow City centre and the International Airport can be reached in about 1.5 hours. Wemyss Bay has a direct train link to the city centre whilst Glasgow Prestwick Airport and the popular Ayrshire coastal towns are also easily accessible within an hour’s travelling time. A second ferry from Rhubodach on the north of the island to Colintraive allows for easy access for visiting Argyll and the west coast of Scotland.

The Isle of Bute offers a wide range of leisure and recreation amenities including some excellent walking including The West Island Way which runs the length of the island for 25 miles, and the highest hill is Windy Hill at 278 metres. Golf is available on the island’s three courses, one of which at Port Bannatyne is overlooked from Hilton House, and fishing is available at Loch Fad stocked with pike and brown trout. Mount Stuart House is open to the public from May to October with attractive gardens and a visitor centre, and the Discovery Centre at Rothesay houses a small cinema and tourist information centre.

DESCRIPTIONCKD Galbraith are delighted to present Hilton House, a substantial, much admired and expertly converted former farm steading.

Offered to the market for the first time since its conversion in 1999 this superb four bedroom property is the highest inhabited property on the outstandingly beautiful and historic Isle of Bute. Its situation high above sheltered Kames Bay and Port Bannatyne (with its newly built 100 berth marina) offers simply breath-taking views in all directions.

The extensive accommodation has been carefully laid out to take full advantage of the property’s unique position and offers generous and bright rooms throughout. Every element of the property’s construction has been completed to the highest standards. This really is a special property and earliest possible viewing is recommended to fully appreciate this impressive home.

ACCOMMODATIONFrom the front door a spacious, welcoming and beautifully decorated reception hall sets the tone for the rest of the house with its French doors leading to the courtyard terrace. From the hall you have a choice to head west to the bedroom wing or to step down into the double-height inner hall with its custom-made Brazilian Mahogany spiral staircase.

The bedroom wing begins with two south facing double bedrooms and the fully tiled family bathroom conveniently placed between them. Both bedrooms have French doors leading to the courtyard terrace and built-in wardrobes and dressing tables. At the end of the roof-light lit bedroom hallway is a corner sitting room with a lovely fireplace and convenient electric stove. Through a glazed door from the sitting room a further hallway leads to the main guest bedroom with French doors leading to the west terrace and built in mirrored wardrobes and its fully tiled ensuite shower room. At the end of the hall is the triple aspect master bedroom with dressing room, large fully tiled ensuite shower room and French doors to both the courtyard and west terraces.

The living accommodation leads from the double-height hall; proceed up the spiral staircase and the full length of the former barn is occupied by the living room. This expansive room has windows on all four sides (including an original arrow-slit window) with all the windows around the sitting area having been specially designed to allow the views to be enjoyed whilst guests are seated. The large open fire has

a hand-made wrought iron grate and a Bute slate surround. The rear of the wonderful room offers a quiet spot for reading with its large picture window overlooking the hills to the north of the house.

The lower level of the former barn accommodates the dining kitchen. This room is very spacious with a superb range of oak fitted floor and wall units and glass display units all lit to create a warm ambience which is added to by the Italian terracotta floor tiles. There is a range cooker, built in fridge and dishwasher and marble-topped island unit, all laid out for convenient food preparation. The dining area currently accommodates a very large oak table so there is plenty of room for entertaining on a grand scale.

Also on this level is a utility room with sink and plumbing for washing machine and tumble dryer as well as a fully tiled cloakroom and wc. Completing the accommodation is an integral garage housing the central heating boiler, handy for drying wellies and jackets after a day’s walking!

OUTSIDEThe approach to Hilton starts alongside the shoreline as you turn in from the coastal road to Rhubodach Ferry and the Kyle of Bute. From the gate at the bottom of the road you climb up through Hilton Wood and then through the gates to Hilton itself. There is a large gravelled drive with ample parking and there are beautifully maintained grounds surrounding the house mainly laid to lawn, with palm trees, fruit trees and stone terracing suitable for planting shrubs and flowers. The large central sheltered courtyard captures the sun all day and is perfect for outdoor entertaining or simply relaxing and taking in the amazing views – from Skelmorlie across the Toward peninsula to the east, Largs and Cumbrae, Craigmore and Ardbeg points on the island, south over Kames Castle and Port Bannatyne Golf Course and west across Ettrick Bay to the north ends of the islands of Inchmarnock and Arran and further to the Mull of Kintyre – quite spectacular. There is outside lighting surrounding the house and a timber framed shed at the bottom of the drive.

DIRECTIONSFrom Glasgow, head west on the M8. Continuing past Greenock, head onto the A78 and into Wemyss Bay. Take the Caledonian Macbrayne Ferry from Wemyss Bay to Rothesay (0800 066 5000). From the Rothesay Ferry terminal, turn right and continue out of Rothesay and on to Port Bannatyne. Proceed along this road past the new marina and bear right at Kames Castle entrance gates on to the A886 (Rhubodach).

Proceed along this road for about half a mile and turn left at the cottage (signed West Isle Way). Hilton House is then approached from the gate at the right hand side. Continue up the road to Hilton House.

ACCESSThere is a right of access over the drive leading to Hilton House with shared maintenance responsibility.

POST CODE PA20 0QW

SERVICESMains electricityOil fired central heatingMains water Private drainageAlarm

EPCThe Energy Efficiency Rating is D65, and the Environmental Rating is E54.

SOLICITORSMcNeil Solicitors26 Wellington SquareAyrKA7 1HHTel: 01292 886600

LOCAL AUTHORITYArgyll and Bute CouncilKilmory LochgilpheadArgyllPA31 8RTTelephone: 01546 602127

FIXTURES AND FITTINGSFitted carpets are included in the sale. No items are included unless specifically mentioned in these particulars.

OUTGOINGSFor Council Tax purposes Hilton House has been assessed as Band G.

VIEWINGBy appointment with the Selling Agents.

OFFICES ACROSS SCOTLAND

IMPORTANT NOTES1 These particulars are intended to give a fair and overall description of the property. If any points are relevant to your interest, please ask for further information, prior to viewing. Prospective purchasers are advised to seek their own professional advice. 2 Areas, measurements and distances are given as a guide. Photographs depict only certain parts of the property. Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of services and appliances. 3 These particulars shall not be binding on 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. 4 Closing Date A closing date may be fixed. Prospective purchasers who have notified their interest through lawyers to CKD Galbraith, in writing, will be advised of a closing date, unless the property has been sold previously. 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. 5 Offers Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to CKD Galbraith, 7 Killoch Place, Ayr, KA7 2EA. 6 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.

MORTGAGE FINANCECKD Galbraith has an alliance with independent mortgage brokers Springtide Capital Ltd, who through their excellent relationships with lenders and private banks can advise on the most suitable mortgage for your circumstances.  For further information, contact Matthew Griffiths who is based in our Edinburgh office on 0131 240 6990..