17 Ardmory Road, Rothesay, Isle of Bute, Argyll and Bute, PA20

Munros is a substantial family home set within private gardens, enjoying breath-taking views out across the Firth of Clyde, and with a proven and
enviable record of letting income production.

Description
Munros is a handsome detached period home completed in white painted stone and neatly presented under a dark grey slate roof. The home has been extended due South with the extension completed in a combination of white painted brick, Coroline sheet cladding and under a flat roof. The property has been upgraded and modernised over the years juxtaposed with an abundance of well-maintained original features. The house is laid out across two light and bright easily managed levels and from its elevated vantage point enjoys spectacular views across the Fifth of Clyde.

The house is perfect and well set up for principal family living; the Isle of Bute is also a well-known west of Scotland holiday and short break destination and so the property offers considerable scope as a second, or income producing self-catering holiday letting home, as currently used by the present owners.

Ground Floor
Entrance vestibule with mosaic tiled floor and exposed stone wall, cloaks/wc and general-purpose stores, guest living room with log burner, conservatory and breakfast room, bedroom 1 with bay window and wet room en suite shower room. Inner hallway to bedroom 2, laundry room, bunk room, boot room with door to back yard, large open plan kitchen, dining and breakfasting room with central island bar, warming log burner, tv/playroom with storage cupboard, owners’ separate accommodation with living room, home office/study, kitchen, owner’s bedroom and large bathroom.

First Floor
Main staircase to upper landing leading to 5 further bedrooms all with en suite facilities, inner hallway leading to laundry room, and reading nook and access to the attic.

Outbuildings
Log stores, timber garage and workshop, lean to boiler house, 3 bay polytunnel.

Gardens & Grounds
The gardens at Munros are laid mainly to sloping grass mostly at the front of the house, black top driveway turning and vehicular hard standing, decking area at the front suitable for summer furniture and alfresco dining, the gardens have raised planters, mature trees, plenty of colourful spring bulbs, a feature yew tree, garden ponds and pathways around the gardens. A stone wall and lap larch fencing bound the gardens. Due south there are private gardens which have been created for the owner’s accommodation.

Development Potential
The gardens at Munros extend to a total of 1 acre. Munros is skewed to the south of the site, the present owners have applied for outline planning permission for the erection of a single dwelling on the northern side of the grounds at Munros. Munros is being offered for sale as a whole to include the benefit of the planning permission, future owners will have the opportunity to preserve the existing boundaries and garden amenity or to develop the site for themselves. It is anticipated that offers to purchase Munros will reflect value connected with the planning permission and the development opportunity.

Services
Munros is served by a mains water and gas supply, mains drainage, gas fired central heating and is 950% double glazing.

Note: The services have not been checked by the selling agents.

Council Tax
Munros is in Band E, and the amount of council tax payable for 2025/2026 is £2869.72

EPC
Rating D

Situation
Munros is situated on the island of Bute on the west of Scotland. The house enjoys an elevated situation towards the top of Ardmory Road within the settlement of Ardbeg which connects the main town of Rothesay and Port Bannatyne. Ardmory Road is about 1.2 miles to the north of Rothesay which is the main capital town of the island of Bute. The house is in an excellent prominent location such that the 270 degree panorama takes in Rothesay Bay, the firth of Clyde, Toward light house and the mainland beyond, from the rear there are views to the East Kyle and the mountains and glens beyond. Rothesay, which is 1.2 miles to the south, has thriving shopping, leisure and educational facilities including a larger sized Co-op. Caledonian MacBrayne operates a frequent ferry service from Rothesay to Wemyss Bay, which has direct rail links to Glasgow. A second ferry service runs between Rhubodach on the northern side of Bute to Colintraive giving short crossing access to the mainland, Argyll and the West Highlands. The two nearest airports are Glasgow and Prestwick, which are a circa 40 and 50 minutes’ drive respectively in normal driving conditions from Wemyss Bay.
Leisure
Rothesay has an 18 hole golf course enjoying outstanding views of the Firth of Clyde and Arran. Smaller courses are at Port Bannatyne and Kingarth. Bute is an area of significant natural beauty and mild climate, with many opportunities for coastal and hill walking and mountain biking. Fresh water and sea fishing are available, and there are shooting and stalking opportunities. The island has its own grass airstrip for light aircraft and microlights.
Sailing
The area is notable for its sailing on the famous Kyles of Bute, which is a National Scenic Area. Tighnabruaich and Colintraive to the north, and the Crinan Canal and Tarbert to the West, are centres of lively sailing activity throughout the season. There are marinas, sheltered moorings, chandlery and boating services in Rothesay and Port Bannatyne.

Travel Directions

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From Glasgow, travel west on the M8 to Greenock, and then continue on the A78 to Wemyss Bay. Take the Caledonian MacBrayne ferry to Rothesay circa (35 minutes). On arrival at Rothesay, disembark then turn right onto the A844 proceeding along the coast in a northerly direction for about 1 mile then bear left at the fork. Continue for a further 0.2 miles then turn left on to Ardmory Road. Continue towards the top of Ardmory Road and Munros is on the left hand side."
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