Riochan, Inveraray, Argyll, PA32

Well presented and rarely available extended family home offering an exceptional opportunity for those seeking modern living in a prime residential location within walking distance to the local primary school, amenities, shops and restaurants. The town of Inveraray is located on the banks of Loch Fyne with a well-connected bus network, providing regular transportation to Glasgow, Oban, Lochgilphead and beyond. Comprising of a rear extension housing the recently installed kitchen with semi open-plan dining room that continues to the lounge, ideal for family meals and entertaining guests. The layout is flexible with three double bedrooms on the first floor, a small double on the ground floor adjacent to the recently refurbished family bathroom. The property further benefits from oil central heating, recent double glazing, private driveway with space for multiple vehicles, easily maintained front and rear gardens with various stores, loft storage space and linked smoke detectors throughout. Highspeed broadband, 4G and digital television are available. EPC rating E Council Tax band C.

Entrance
Twin storm doors to the UVPC exterior door with letterbox. Inner hallway with timber effect vinyl flooring, stairs to first floor accommodation, space for hallway furniture or storage under the stairs, window view to the front, central heating radiator, feature LED lighting and socket points.

Lounge 5.92m x 3.44m
Inviting family room with dual aspect window views to the front and rear gardens. Ample space for freestanding lounge furniture, timber effect vinyl flooring, pendant lighting, two central heating radiators, wall mounted tv point and plenty socket points.

Dining Room 3.65m x 2.02m
Semi open plan to the superb kitchen, this lovely room offers plenty of space for a family dining table and chairs. Vinyl flooring, feature spotlighting and socket points.

Kitchen 3.90m x 2.73m
Fully equipped kitchen installed Sept 2024. Modern grey gloss wall and base units with integrated handles and a multitude of storage options throughout. Semi open plan to the dining room with matching vinyl flooring, feature spotlighting and dual aspect window views to the rear and side inviting an abundance of natural light into this functional space. Composite sink with swan neck mixer tap, integrated fridge, freezer and dishwasher. Mid level oven/grill, microwave and 4 zone hob with extractor hood above. Premium laminate worktops and splashbacks contrast well with the sleek cabinets, concealed space and plumbing for white goods. Access to West facing rear garden and patio area to enjoy bbq�s and relaxation in the late afternoon/evening sun. External power point and slab base for a hot tub is in situ beside the feature pergola.

Bedroom Four 2.70m x 2.47m
Ground floor small double bedroom currently utilised as a dressing room with potential for use as a home office or hobby space. Carpeted flooring, central heating radiator, window views to the front, metro style wallpaper coverings, feature spotlighting, space for freestanding furniture and ample socket points in situ.

Bathroom 2.97m x 1.55m
Recently installed three piece suite tastefully chosen with plentiful vanity storage throughout. P-Shaped bath with overhead Mira electric shower and shower screen with towel rail, countersunk WHB with mixer tap and WC with concealed cistern. Opaque window to rear, LED wall mirror, heated towel rail, neutral wall and floor tiles, modern easy maintenance PVC panelling to ceiling, spotlighting and extractor fan.

First floor landing
Carpeted stairs with stainless steel handrail to first floor landing.

Bedroom One 4.54m x 3.43m
Spacious double bedroom with partial Loch Fyne views in the distance through the dormer window to the front. Plenty of space for freestanding furniture, dark blue wallpaper coverings, feature pendant lighting, central heating radiator, socket points and eaves storage cupboard (housing hot water tank).

Bedroom Two 4.02m x 3.51m
Good sized double bedroom with window views to the side. Space for freestanding furniture, carpeted flooring, central heating radiator, eves storage cupboard, feature LED lighting, loft hatch access and socket points.

Bedroom Three 4.00m x 2.54m
Modest double bedroom in the rear extension with space for freestanding furniture. Velux to the side, carpeted flooring, central heating radiator, pendant lighting and socket points.

Grounds
Easily maintained front and rear gardens with private driveway to the front offering space for 3 vehicles. Small lawn area with bedding borders, decorative stone feature central to the area, and a store providing space for stirring bikes and gardening equipment. Gate to the side leads to rear gardens with lawn area and the landscaped rear garden. Steps and slabbed pathway, further lawn and stone chipped areas and south facing pergola patio area with power point, space for hu tub and outdoor seating. Refuse storage, outside tap, two timber sheds and further small store. The rear boundary is defined with timber fencing offering security and privacy for all the family.

Location
The town of Inveraray, Home of the Duke of Argyll and is situated approximately 1 hour 20 minutes west of Glasgow Airport, 50 minutes South of Oban and 40 minutes North of Lochgilphead. The property is a 10 minute walk from the old town of Inveraray�s thriving main shopping area, restaurants and amenities including a primary school, a post office, Doctors surgery, 9 hole golf course, a variety of independent shops including The Pier Shop, Loch Fyne Whisky shop and The Highland Dog Deli. There are many delightful places to eat and drink including The Inveraray Inn with loch facing beer garden, Brambles Bistro with hidden garden terrace, The Cottage and Ocho.

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Lochgilphead 01546 607045 or Oban 01631 561130

These particulars were prepared on the basis of our knowledge of the local area and, in respect of the property itself, the information supplied to us by our clients. All reasonable steps were taken at the time of preparing these particulars. All statements contained in the particulars are for information only and all parties should not rely on them as representations of fact; in particular:- (a) descriptions, measurements and dimensions are approximate only; (b) all measurements are taken using a laser measure (therefore may be subject to a small margin of error) at the widest points; and (c) all references to condition, planning permission, services, usage, construction, fixtures and fittings and movable items contained in the property are for guidance only.