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'Ballygraffan House', 102 Killinchy Road, Comber BT23 5NE

Sale Agreed £499,950

Key Information

Address 'Ballygraffan House', 102 Killinchy Road, Comber
Price Last listed at Offers over £499,950
Style Detached house
Bedrooms 7
Receptions 4
Bathrooms 5
Heating Oil
EPC Rating F28/E51 (co2: F25/E43)
Status Sale Agreed

Additional Information

'Ballygraffan House'

A charming and superbly maintained extended Detached Period Residence with adjoining apartment and a courtyard of outbuildings incorporating stabling, workshops, garaging, barn and extensive parking.

This landmark property dates back to circa 1850 and is set in a fantastic elevated position on the top of the Ballygraffan Drumlin with far reaching views over the surrounding farm land towards Scrabo Tower, Strangford Lough and the distant Belfast hills.

The main house which has a wealth of original period features blended with modern convenience, has planning permission to run as a Bed & Breakfast, whilst the spacious apartment could provide accommodation for owners or staff. Re-opening the B&B would provide a charming destination from which to visit the local historical sites, sample our renowned local award winning restaurants or as a base from which to visit friends or attend a family wedding.  

The range of outbuildings provide fantastic potential for a number of different uses including facilities for those with equine interests, work shops or office for those looking to work from home or storage and work shop for the vintage car enthusiast or boating/ yachting to name but a few...

The delightful gardens enjoy a pleasing south facing aspect and have been beautifully landscaped with an array of mature native trees, Victoria Plum and Bramley apple, manicured lawns, beech and boxwood hedging, seasonal flowering and evergreen shrubs.  

A paddock extending to approximately ¾ of an acre is accessed off the courtyard which would be perfect for grazing. An adjoining additional 5 acre field to the front is available to purchase by separate negotiation.  

Its convenient location just on the outskirts of Comber provides ease of access to all the orbital commuter routes to the surrounding villages with good access to the Ulster Hospital, Stormont Buildings, George Best City Airport and Belfast City Centre around 30 minutes away. A number of renowned schools, both Primary & Secondary, in Newtownards, Killinchy and Belfast are all within easy reach.

We would highly recommend viewing this delightful home to fully appreciate all that it has to offer!
Some of the features included are:
  • 5 well proportioned bedrooms, 3 with ensuite shower rooms
  • Formal Drawing room  and Dining room, both with fireplaces and bay windows
  • Kitchen & casual dining area with superb solid maple fitted kitchen with granite work tops, 2 door green Aga and integrated appliances  
  • Utility, Boot room and downstairs cloakroom
  • Attractive First floor Principal bathroom
  • Study
  • Adjoining spacious self contained apartment with 2 double bedrooms, matching maple fitted kitchen, shower room and living room.
  • Separate Oil fired central heating system for house & apartment
  • White PVC double glazing and PVC fascia boards
  • Planning permission granted to run as B & B accommodation
  • Courtyard with range of outbuildings, stables and garaging
  • Mature superbly planted landscaped south facing gardens and patios
  • 3/4 acre paddock with gate access to yard
  • Additional land adjoining circa 5 acres available by separate negotiation
ACCOMMODATION (All measurements are approximate)
ENTRANCE PORCH:  6’0” x 5’6”. Glazed front door and porch with stain glass leaded light top windows and an original chequered tiled floor.  Feature leaded stained glass inner door and matching side panels.  
ENTRANCE HALL: 19’9” x 6’0”. Original Period tiled floor, telephone point, picture light, central ceiling rose and plaster cornice, dado rail.  Under stairs storage cupboard.  Staircase to first floor.
DINING ROOM: 14’11” (into bay) x 11’11”. Bay window, attractive marble fireplace with rosewood surround and over mantle with inset mirror, plaster cornice and central ceiling rose.  Glazed door to kitchen.  Delightful views to the front.
DRAWING ROOM: 21’9” (into bay) x 12’4”. Bay window, plaster cornice and central ceiling rose, picture rail, attractive marble fireplace with Victorian cast iron inset, coal effect gas fire.  PVC security door through to Apartment.
KITCHEN & CASUAL DINING: 20’10” x 16’6”. Superb solid Maple kitchen with a range of high and low level units including a matching dresser unit with glass display cabinets, matching over mantle, two door oil fired Aga, granite worktops with inset stainless steel sink unit with mixer tap, integrated fridge, integrated Bosch dishwasher.  Concealed lighting under units and recessed spotlights.  Terracotta tiled floor.  Open to:-
UTILITY ROOM: 10’10” x 8’10”. Range of painted high and low level units with laminate worktops, sink and drainer unit with mixer taps, plumbed for washing machine, terracotta tiled floor, electric meter cupboard, Worcester oil fired boiler.  Door to rear hall.  
LOUNGE: 20’7” x 13’1”. Original slate fireplace and mantle with tiled inset and hearth and cast iron grate.  Solid Maple floor, recessed spotlights,  picture lights, wall lights, TV aerial point, pleasing outlook towards Scrabo.  Door to:-
REAR HALL:  Ceramic tiled floor, PVC double glazed door and matching glazed side panels.  Door to utility.
CLOAKROOM:  Coloured suite comprising low flush WC and pedestal wash hand basin.  Feature ‘yachting theme’ stained glass window.  Ceramic tiled floor.

LANDING:  18’11” x 6’0”. Decorative cornicing and ceiling roses, painted spindles and Oak handrail.  Access to roof space.  Dado rail.  Window with delightful views.
BATHROOM:  11’11” x 7’2”. Fully tiled white suite comprising of enamel bath with telephone hand shower, low flush WC, pedestal wash hand basin, wall mounted mirror with lights, bidet, shower cubicle with Gainsborough power shower, cornice, cupboard under window, extractor fan, ceramic tiled floor.  Hot press cupboard with lagged copper cylinder, Willis type immersion heater, shelf storage.
BEDROOM 5:  10’10” x 9’7”.Recessed spotlights, picture rail, cornice.
EN-SUITE(1):  Fully tiled white suite with built in shower cubicle, Triton electric shower unit, pedestal wash hand basin, low flush WC, wall mounted mirror with built in lights, extractor fan, recessed spotlights, shaver point and ceramic tiled floor.
MASTER BEDROOM:  20’8” x 13’1”. Solid Maple floor, cornice ceiling, recessed spotlights, great views of Scrabo Tower and glimpses of the Lough in the distance.  Door to:-
EN-SUITE(2):  Fully tiled white suite comprising of a built in shower cubicle with  Mira thermostatic power shower vanity unit with mirror above with lights, low flush WC, recessed spotlights, extractor fan, ceramic tiled floor.  
BEDROOM 4: 10’9” x 8’10”.  Pine vanity unit with mirror and down lights.  Cornice.
STUDY: 8’3” x 7’10”. Telephone point and picture rail.

BEDROOM 2: 13’7”(into bay) x 13’4”. Bay window, central ceiling rose and cornice.  Picture light, Victorian cast iron fireplace with attractive tiled inset.
EN-SUITE(3):  Modern fully tiled suite comprising shower cubicle with thermostatic power shower, wall mounted wash hand basin with monolever mixer tap, Saniflow dual flush WC, wall mounted mirror with light, chrome heated towel radiator, shaver point, ceramic tiled floor.  Great views to the front.
BEDROOM 3: 14’8”( into bay) x 11’11”. Bay window, corner vanity unit with brass taps, wall light, picture rail and cornice.  Delightful views to the front. 

ENTRANCE HALL:  White PVC double glazed front door with matching side panels, arctic white Amtico tiled flooring, cornice ceiling and central ceiling rose, dado rail, boiler room with Worcester oil fired Combi boiler, heating controls, fuse box, electric meter (annex usage).  Double store cupboard with built in storage and light, separate cloak cupboard with hanging rail and light.

LIVING ROOM: 16’11” x 11’11”.Bay window, partly glazed door, ornamental fireplace and mantle, decorative cornice and central ceiling rose, TV point. Wall lights and picture rail, white PVC double glazed door to paved covered patio area.  
KITCHEN & BREAKFAST AREA:  Excellent solid Maple kitchen with range of high and low level units including glass display cabinets with display lighting, ducted pull out extractor fan with light, granite worktops and matching breakfast table, inset 1 1/2 tub stainless steel sink and drainer unit with mixer tap.  Built in Bosch electric oven and separate microwave, integrated fridge and freezer, Bosch four ring ceramic hob, down lights over breakfast table, arctic white Amtico tiled flooring.
BEDROOM 1:  14’8” x 10’3”. Built in wardrobes and over head cupboards. Cornice ceiling
SHOWER ROOM:  Fully tiled white suite comprising of built in shower cubicle with Mira thermostatic power shower, low flush WC, bidet, pedestal wash hand basin, wall mounted mirror with lights, feature stain glass window, ceramic tiled floor, hot press cupboard.
BEDROOM 2: 13’1” x 10’6”.  Comprehensive range of built in furniture including wardrobes, overhead cupboards, bedside tables, headboard, vanity unit, picture rails and cornice ceiling, telephone point, TV aerial point.  Pleasing views to the front.
FRONT AND SIDE:  Entrance pillars to Ashfelt driveway and parking, raised stone flowerbeds, mature boundary Beech hedging and well maintained lawns, mature shrub and ornamental trees including Monkey Puzzle trees.  Cast iron original Belfast street lights.  Steps up to further lawn, pathway to front door with flower beds planted in roses.

SIDE:  Mature manicured lawns, seasonal and evergreen shrubs, Victoria plum, Bramley apple and fig trees.  Leafy pathway through to side paddock. Boxwood hedging.  Paved enclosed side patio and suntrap with privet hedging, climbing roses and Montana Clematis, pergola, concealed PVC oil tank (for apartment), arch through to courtyard and outbuildings.  Neolithic burial mound.  
REAR:  Wrought iron entrance gate with curved wall and matching pillars.  Concrete driveway with wrought iron lamp posts with sodium lights.  Circular private Well with grate.  Ashfelt courtyard with access to side garden.   

DETACHED GARAGE:  24’5” x 14’2”.  Detached garage and potting shed.  Up and over garage door, light and power, double glazed sliding double doors.  Rendered and slate roof.
Lawn area with brick paved patio area with feature stone wall with climbing roses.  Trellis work.

DETACHED GARAGE BLOCK:  20’5” x 19’10” (Max.).  Double garage with large single roller shutter door with remote control.  Vaulted ceiling.  Fluorescent tube lighting.  Door opening leading to:-

SINGLE GARAGE/WORKSHOP:  21’6” x 18’5”.  Roller shutter door.  Power and tube lighting. Vaulted ceiling. Mains outside water tap. 
CORRUGATED BARN:  25’8” x 46’8” .  11’8” tall opening x 15’ 6”.  Currently used for caravan and yacht storage.

DETACHED STABLE BLOCK:  Stone stable block with slate roof.
STABLE 1:  16’6” x 12’3”.  Stable door and gable window. Light and power.  
WORKSHOP:  24’6” x 16’6”.  Roller shutter door, light and power.  Electric breakers for all the sheds.  
STABLE 2:  16’5” x 14’6”.  Stable door . window. Light and power.  
SMALL STORE:  12’6” x 6’7”.  Light and power.
STABLE END:  12’6” x 9’3”(Max).  Freezer room, cloakroom with wash hand basin and low flush WC. Light and power.
Wrought iron railings and steps up to upstairs :-
LOFT ROOM:   18’2” x 16’7”.  PVC oil storage tank (for the main house).  Light and power.  
CONCRETE COURTYARD:  Extensive concrete area ideal for additional parking and storage for horse box etc.  Gate access to paddock, circa 3 /4 acre approx.  

ADDITIONAL LAND:  Large single field with gate access off the laneway and also through from the paddock. Enclosed by boundary hedging. Currently in grass and cut for silage. Available by separate negotiation.
DOMESTIC RATE: Ards & North Down Borough Council: 0.007137
Rates payable 2016/2017= £ 2451.94  approx.       
TENURE:                 FREEHOLD
MAIN HOUSE- EPC RATING: Current:F28 Potential: E51
EPC  REFERENCE: 9706-6996-7929-9790-3533
APARTMENT- EPC RATING: Current:E44 Potential: D61
EPC  REFERENCE: 9999-5087-0235-6493-9960
Agar Murdoch & Deane Ltd for themselves and for the vendors or lessors of this property whose agents they are give notice that: (i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and not constitute, nor constitute part of, an offer or contract, (ii) all descriptions, dimensions, references to conditions and necessary permissions for use and occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. (iii) No person in the employment of Agar Murdoch & Deane Ltd has any authority to make or give any representation or warranty whatever in relation to this property.