OVERTON FARM BY KILMAURS, NORTH AYRSHIRE

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1 OVERTON FARM BY KILMAURS, NORTH AYRSHIRE

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3 OVERTON FARM, BY KILMAURS, NORTH AYRSHIRE, KA2 0EE An impressive Georgian Farmhouse, beautifully refurbished, with land and a small garden centre/coffee shop. Kilmaurs 2.5 miles Stewarton 5 miles Glasgow 25 miles About acres Kitchen/Dining Room, 2 Reception Rooms, 6 Bedrooms (two en suite), Conservatory, Family Bathroom, Cloakroom. Category B listed 10.6 acres grazing land Workshop and stores Parking area Peaceful rural situation 7 Killoch Place Ayr KA7 2EA ayr@galbraithgroup.com

4 Overton Farm is set within acres of grounds in all, with 10.6 acres grazing land, presently divided into a number of paddocks. There are additional stone buildings providing useful storage including a large workshop, games room, sauna and stores. The farmhouse has its own private tarmacadam drive with electric gates which sweeps around to the rear courtyard providing ample parking. Part of the farm buildings have been developed into a charming coffee shop (The Toffee Coo Tearoom) and there is a small Garden Centre. The Tearoom has up to 32 covers, an outside patio area with an additional 10 covers, a good sized kitchen and w.c. There is separate access for the tearoom and garden centre providing a large gravelled parking area for numerous vehicles. ACCOMMODATION The impressive accommodation is arranged over two floors with well proportioned rooms offering flexible accommodation and is entered through the entrance hallway with staircase off, the front door has the name of the farm etched on glass. The house is centred around the large kitchen/dining room with solid oak stable door entrance, which has a superb traditional oak fitted farmhouse kitchen with generous storage and a fabulous Rangemaster 5 ring gas cooker with extractor hood and tiled flooring. There is a butlers sink, integrated dishwasher and space for washing machine, tumble dryer and fridge freezer. A set of French doors lead out to the private gardens and the dining area has a wonderful fireplace with electric fire with access to the conservatory, which is lovely and light with tiled floor and doors leading out to the sheltered gardens. There is an attractive living room with dual windows and oak flooring, marble hearth fireplace with gas fire and coving. A cosy sitting room with fitted bar has a multi fuel stove with slate hearth and a bedroom leads off with steps to the east. There are two bedrooms on the ground floor and a separate staircase leads to the former maid s bedroom with en suite bathroom. The first floor has two bedrooms and a spacious master suite with built-in wardrobes with make up storage dressing table and en suite shower room. To complete the accommodation on the first floor the family bathroom which is GENERAL Overton Farm is a handsome B-Listed Farmhouse well located by Kilmaurs (2.5 miles) and easily accessible from Glasgow and the Ayrshire towns. Kilmaurs has local shops including a butchers, chemist, hairdressers, coffee shop, country pub and restaurant and a primary school. The nearby Bonnet Toun of Stewarton (5 miles) offers a good range of shops, primary and secondary schooling, local services, a Sports Centre, cafes and restaurants. There are frequent train services to Glasgow and beyond from Kilmaurs, Stewarton and Kilmarnock. Kilmarnock (4 miles) offers a comprehensive range of excellent services. Private schooling and Silverburn Shopping Centre, is available in the south side of Glasgow, about 40 minutes drive. Prestwick Airport, with an extensive schedule of international flights, is about 12 miles and Glasgow Airport is about 23 miles. Ayrshire is renowned for its opportunities for outdoor pursuits. The world class 19 hole golf course designed by Colin Montgomerie at Rowallan Castle, which includes a first class Hotel and events venue and Restaurant (The Glasshouse) is about 5 miles. Morris Equestrian Centre is close by and there is great hacking in some of the quiet country lanes around Overton Farm. There is a popular racecourse in Ayr and excellent yachting facilities at the marina in Troon (11 miles), Ardrossan and Largs. Some of Ayrshire s rivers offer some of South West Scotland s best salmon and trout fishing. A number of Scotland s most famous Links golf courses including Turnberry, Royal Troon and Prestwick are close at hand. DESCRIPTION Overton Farm is set in a peaceful rural location with lovely south facing views towards the Ayrshire coast. Built in 1805, of stone on two storeys under a slate roof and painted white with black window trims, Overton Farm is a handsome Georgian house with spacious living accommodation, and has been renovated by the current owners who have carefully retained its charm and character while bringing in modern comforts. Beautifully appointed, it has generous ceiling heights which gives the rooms a feeling of space and light.

5 fully tiled has a superb clawfoot bath, separate shower cubicle, w.c. sink and heated towel rail. Overton Farm is complimented with oil fired central heating, double glazing and ample storage throughout. There is also a CCTV security camera system installed. BUILDINGS A range of traditional buildings adjoin the farmhouse as follows: Workshop: Brick and stone with slate roof, concrete floor, steps to raised storage area, power. Games Room: Stone and slate with built-in sauna. Store: Stone and slate. Toffee Coo Tearoom: With w.c., kitchen with sink, fitted floor and wall units. Preparation Area: With sink. Store 1. Store 2. Pony Stable: About 20 2 x 13 2 Timber framed. Hatching Shed: About 16 4 x 9 Timber framed. Hen House: About 34 2 x 17 and 34 2 x 10 Brick with corrugated tin roof. OUTSIDE The well tended west facing gardens are bounded by a hawthorn and beech hedge and are mainly laid to lawn with colourful shrubs and trees including a palm tree and are abound with snowdrops and daffodils in early spring. There is also a large sheltered seating area for entertaining. A pond is also situated to the north of the buildings. COFFEE SHOP AND GARDEN CENTRE Commercial consent was granted for The Garden Centre and the Toffee Coo Tearoom. The Garden Centre has been operating for about 18 months and the Tearoom has been operating since Easter There is significant scope to develop the business further. LAND There is about 10.6 acres grazing land with access off the public road. It is well fenced with mains water. SERVICES Mains electricity Oil fired central heating Calor gas (oven in farmhouse kitchen and tea room, and fire in living room). Multi fuel stove Mains water (metered) Private drainage Alarm (virtual alarm) Electric gates (with key fob) Outdoor lighting Outside water taps SOLICITORS Cochran Dickie 21 Moss Street Paisley PA1 1BX Tel: LOCAL AUTHORITY North Ayrshire Council Cunninghame House Irvine North Ayrshire KA12 8EE Tel: FIXTURES AND FITTINGS Fitted carpets and curtains are included in the sale. Some light fittings are excluded. No items are included unless specifically mentioned in these particulars. LISTED BUILDING Overton Farm is scheduled by Historic Scotland as a Listed Building, Category B(s). OUTGOINGS For Council Tax Purposes Overton Farm has been assessed as Band E. RATEABLE VALUE The Rateable Value of the Garden Centre and Tea Room is 3,700 per annum. The rate in the pound is Overton Farm obtain 100% Small Business Rates relief. EPC The Energy Efficiency Rating is E50, and the Environmental Rating is E42. Other Buildings Timber Garden Shelter: About 47 x 15 With calor gas tank. 2 timber framed sheds within the yard. Office: About 9 8 x 9 8 Timber framed. DIRECTIONS From Glasgow, take the M77 south to Fenwick. At Fenwick, turn right to go under the motorway and turn left to join the old A77. Continue to the small roundabout and turn right onto the B751 to Kilmaurs. At Kilmaurs, go straight on at the roundabout onto the Irvine Road. About one mile, turn left onto a single track road, then first right. Overton Farm is then on your right hand side after about ½ mile. Commercial Polytunnels: About 48 x 22 2 and 58 x 22 and 19 6 x Polytunnels with door opening at each end. Mrs Claus s House: About 15 5 x 11 5 Timber framed garden shed. Old Cottage: About x 17 5 Stone and brick with cobble tiled floor. From Irvine, take the B769 Middleton Road, and before you reach Cunninghamhead, turn right (signposted for Overton Farm and the Toffee Coo Tearoom). Continue along this road for about one third of a mile and Overton Farm is on the left hand side. To enter the property, turn left at the junction and proceed to the private gates. Stables: About 20 2 x stables, timber and breezeblock frame. Overton Farm, Southhook Road, Knockentiber, Kilmarnock, North Ayrshire, KA2 0EE

6 VIEWING By appointment with the Selling Agents. MORTGAGE FINANCE Galbraith has an alliance with Fox Private Finance, a brokerage with a bespoke approach to funding. Through their relationships with retail, commercial and private banks they can assist with securing a mortgage to suit your circumstances. For further information contact Matthew Griffiths, based in our Edinburgh office, on IMPORTANT NOTES 1 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 Closing Date A closing date may be fixed. Prospective purchasers who have notified their interest through lawyers to 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 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.

7 Overton Farm, Southhook Rood, Knockentiber, Kilmarnock, North Ayrshire, KA2 0EE En - Suite Bedroom 3 12'2" x 9'11" 3.71 x 3.02m Approx. Gross Internal Area 8141 Sq Ft Sq M (Including Workshop,Stores & Gym) For identification only. Not to scale. SquareFoot '8" x 12'8" 5.69 x 3.86m En - Suite Eaves Storage Master Bedroom 14'11" x 12'5" 4.55 x 3.78m Bathroom Bedroom 2 10' x 9'7" 3.05 x 2.92m First Floor Store 12'10" x 9'10" 3.91 x 3.00m WC Store 15'2" x 12'4" 4.62 x 3.76m Store 12'10" x 11'7" 3.91 x 3.53m Sauna Mezzanine 24'4" x 18'9" 7.42 x 5.71m Tea Room 36'10" x 19'2" x 5.84m Courtyard Preparation Area 16'6" x 12'11" 5.03 x 3.94m Gym 24'11" x 15'6" 7.59 x 4.72m B Store 29'2" x 10'4" 8.89 x 3.15m WC Workshop 72'5" x 18'5" x 5.61m Conservatory 19'5" x 9'7" 5.92 x 2.92m Oil Tank Hall Kitchen 25'9" x 17'8" 7.85 x 5.38m Bedroom 5 13'9" x 11'5" 4.19 x 3.48m Living Room 19'10" x 18'4" 6.05 x 5.59m Hall Sitting Room 20'3" x 13'4" 6.17 x 4.06m Bedroom 4 19'9" x 11'3" 6.02 x 3.43m Porch Ground Floor Mezzanine

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