Cottage 1 Kirkhill, Cottage 1 Kirkhill, Lockerbie

£225,000

Nestled in the peaceful countryside of Dumfries and Galloway, Cottage 1, Kirkhill is a delightful 3-bedroom cottage that offers the perfect blend of rural tranquillity and everyday comfort. Surrounded by open fields and rolling hills, this quaint home is a rare gem that provides a true escape from the hustle and bustle of modern life, without being isolated.

From the moment you arrive, you will be captivated by the setting. The cottage enjoys a picturesque position in the quiet hills of Kirkhill, just outside the village of Dalton. The surrounding landscape offers uninterrupted views across lush farmland, creating a real sense of privacy and serenity, with an extended garden/paddock offering additional space.

The cottage itself exudes charm and character throughout. The accommodation comprises three well-proportioned bedrooms, making it ideal for families, couples, or those looking to downsize while still enjoying a spacious layout. Each room is tastefully decorated, with traditional features lovingly retained and modern comforts carefully integrated.

The cosy lounge provides a warm and welcoming space, complete with a fireplace, the perfect place to relax after a countryside walk. The kitchen is bright and functional, with ample storage, offering delightful views across the garden and fields beyond. A family bathroom and practical utility space complete the floorplan, making the cottage as practical as it is charming.

Outside, the property continues to impress. The garden is generous and well-maintained, offering plenty of space for outdoor entertaining, gardening, or simply enjoying the peaceful rural setting. There is also off-road parking available, a real bonus in this tranquil setting.

For those who enjoy country living, the location is simply unbeatable. Surrounded by nature, the area is perfect for walkers, cyclists, and anyone who appreciates outdoor living. Yet, you are only a short drive from local amenities in nearby Lockerbie or Dumfries, including shops, schools, and transport links, offering the ideal balance of countryside peace with convenient access.

Do not miss your chance to own a slice of countryside bliss. Early viewing is highly recommended.

Lounge (14' 7" x 12' 6" or 4.44m x 3.82m)
The lounge is a warm and inviting space, full of character and charm. A central fireplace creates a cosy focal point, perfect for relaxing evenings. Natural light pours in through two well-positioned windows, offering lovely views over the surrounding countryside and enhancing the rooms bright, airy feel. Neutral decor complements the wooden flooring and pendant light. Spacious enough for comfortable seating, yet retaining a snug cottage atmosphere, this room is the heart of the home, ideal for both quiet nights and family gatherings.

Kitchen (10' 1" x 10' 1" or 3.08m x 3.07m)
The kitchen is a bright and functional space, thoughtfully laid out to combine practicality with cottage charm. A large window overlooks the garden and surrounding fields, allowing natural light to flood in and offering delightful views while you cook or dine. There is ample worktop space and well-placed cabinetry for storage - perfect for everyday meals or relaxed entertaining. The design blends traditional touches with modern convenience, creating a warm and welcoming atmosphere. The room boasts a pendant light fitting and wooden style floors which are continued into the hallways.

Master Bedroom (13' 11" x 11' 3" or 4.25m x 3.42m)
Bedroom 1 is a generously sized and tranquil double room, offering the perfect retreat at the end of the day. Two large windows fill the space with natural light and frame peaceful views across the surrounding countryside, creating a calm and restful atmosphere.

Bedroom 2 (14' 7" x 11' 3" or 4.44m x 3.44m)
Bedroom 2 is a bright and comfortable space, ideal as a guest room, childrens bedroom, or the master bedroom. A well-proportioned window allows plenty of natural light to fill the room, while also offering lovely views of the surrounding countryside. The room is carpeted and boasts a pendant light fitting alongside a radiator. Though slightly smaller than the main bedroom, it still offers ample space for a single or small double bed along with storage.

Bedroom 3 (11' 3" x 11' 1" or 3.43m x 3.38m)
Bedroom 3 is a bright, versatile room perfect for a nursery, guest room, or study. A large window fills the space with natural light and peaceful views of the countryside. Cozy and charming, it comfortably fits a single bed or workspace, making it a quiet, flexible retreat in this lovely cottage.

Bathroom (7' 3" x 6' 2" or 2.20m x 1.87m)
The bathroom is bright and practical, featuring modern fixtures and a clean, fresh design. A window provides natural light and ventilation, creating a pleasant, airy space. With a bathtub, sink, and toilet, it offers all the essentials for comfortable family living in this charming cottage. The bathroom also consists of modern wooden flooring and ample lighting.

Garage and driveway
The property has a private gravel driveway and a concrete floored garage benefiting from both power and lighting.

Garden
Externally the property is surrounded by a generous garden and has a rural outlook. The property also boasts an extended garden/paddock

Disclaimer
These particulars were prepared on the 4th of September 2025 and have been carefully compiled so are believed to be correct. Photographs were taken in May 2025. Any error or omission however shall not annul the sale nor in any event give grounds for action at law. Where dimensions are shown, these are approximately only.

Anti Money Laundering Regulation
The Money Laundering Terrorist Financing and Transfer of
Funds (Information on the Payer) Regulations 2017 came
into force on the 26th June 2017. This now requires us to
conduct due diligence not only on our client but also any
purchasers or occupiers. Once an offer has been accepted
the prospective purchaser(S)/occupier(S) will need to
provide as a minimum proof of identity and residence and proof of funds for the purchase before the transaction can proceed.

Plans
Plans attached to these particulars are based on ordnance survey data and are for reference only. Purchasers will have deemed to have satisfied themselves as to the extent of the property.

Offers
Offers for the property as a whole or in part if appropriate
should be submitted in Scottish Legal Form to G M
Thomson & Company 35 Buccleuch Street Dumfries DG1
2AB.
Those parties wishing to be informed of a Closing Date for
offers should notify the Selling Agents of their interest as
soon as possible to ensure that they are contacted. The
Vendors and Sole Selling Agents reserve the right to alter or
divide the property or withdraw or exclude any of the
property at any time. The Vendors and the Selling Agents
do however reserve the right to sell privately without setting
any closing date and do not bind themselves to accept the
highest or any offer.
The successful purchaser will be asked to provide proof of
identity to the Selling Agents for which a photographic
Driving Licence and utility bill or bank statement showing
home address would be sufficient.

Closing Date
It is possible that a closing date may be set for the receipt of
offers and all interested parties are urged to indicate their
interest to the selling agents via a solicitor so that they may
be informed should a closing date be set. It should however
be pointed out that the seller reserves the right to sell the
property without the setting of a closing date.

Directions
From 35 Buccleuch Street, head towards the A75 and follow it eastbound for about 7 miles. Take the Carrutherstown/Dalton exit and follow signs to Dalton. After around 2 miles, turn right towards Kirkhill. Cottage 1 is located in a small cluster of cottages surrounded by open countryside. Use postcode DG11 1DY for accurate sat nav directions.

Council Tax Band : B

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