Stewart Balfour & Sutherland
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Offers Over £135,000

Kinnabus Cottage, The Oa, Isle of Islay, PA42 7AX


  • 2 Front Porches
  • Two Rear Porches
  • Sitting Room
  • Kitchen with Rayburn Cooker
  • Dining Room
  • 4 Bedrooms
  • Bathroom
  • Oil central heating system.
  • Garden grounds of about 0.12 hectare.
  • Expansive views over moorland including Kinnabus Loch and Loch Indaal.


A wonderful opportunity to acquire a property with enormous potential to create a stunning rural home benefitting from wonderful views.

Full Description


Kinnabus Cottage offers a wonderful opportunity for a prospective purchaser with real vision to acquire a property with enormous potential to create a stunning rural home.  The COTTAGE is a DETACHED, single storey house located about 6 miles from Port Ellen on the Mull of Oa.  It sits in a remarkable elevated moorland setting of great natural beauty and is surrounded by land belonging to the Royal Society for the Protection of Birds (RSPB) – of particular interest to Ornathologists.  Neighbouring land is designated as a Site of Special Scientific Interest and Special Protection Area.  Kinnabus Cottage is approached from a private access drive passing through the RSPB’s Kinnabus Farm and Steading.  The cottage occupies an elevated site and enjoys expansive and invigorating wide ranging views over moorland on all sides.  The view to the east of the property takes in Kinnabus Farm Steading and Kinnabus Loch, where a permit can be obtained for fishing.  To the west, the outlook is to Loch Indaal and the Rhinns of Islay.

The house itself was originally built as a pair of small semi-detached traditional stone cottages.  The cottages were extensively extended in the 1950s, with cavity brick extensions added on both sides, to the northwest and southeast, by addition of wings which now form the four bedrooms.  The two cottages were subsequently knocked through to create the present accommodation, being a single dwelling house.  In consequence, the house has two front and two back doors and four porches.  The house occupies a prominent position and can be seen on the hillside from the public road over a mile away.  Although quite isolated, the facilities of Port Ellen are readily accessible and the short stretch of private access road from the minor public road to Kinnabus Farm Steading is in good order.  The house is fully doubled glazed, apart from one porch window.  Oil fired central heating is installed, fired from a Rayburn cooker in the kitchen.  The house has been unoccupied for about three years and would now benefit from general upgrading, both internally and externally.  The price sought is reflective of condition.

ACCOMMODATION: (all on the one floor)

Two front porches  

Two rear porches

Internal Hall

Sitting room: On east side of hallway, with windows to front and rear; coal fireplace, currently boarded.

Bedroom 1: To front and east side, with fitted wardrobe.

Bedroom 2: To rear and east side, with fitted wardrobe.  

Bathroom: To front, with bath, WC and wash hand basin.  

Kitchen: In central position, with two windows to the rear and single window to the front; doorways to the two rear porches; cupboard housing hot water tank; Rayburn cooker included; various floor and wall units and work tops, including gas hob, served by bottled gas.

Dining Room: On west side of kitchen, with windows to front and rear.  

Bedroom 3: Enjoying lovely sea views; with windows to front and west side; fitted wardrobe.  

Bedroom 4: With windows to rear and west side; fitted wardrobe.


The garden area is relatively small.  It extends to about 0.12 hectare and is enclosed by stockproof post and wire fencing.  Vehicular entry to the grounds, from the track, is through a metal gate to a large concreted hard standing area on the east side of the house.  That hard standing extends along the rear and west side of the property.  A small detached store/tool shed, of concrete block construction, with window, is included.  To the rear of the house the grounds include a raised drying green.  The front garden was formerly tarred and chipped but is now, covered in rough grass.  Generally the garden area is in need of attention.  


Private water supply (shared), provided and pumped from neighbouring Kinnabus land owned by RSPB.  
Private drainage, with exclusive septic tank and outfall outwith the property.  
Mains electricity.  
Oil central heating system.  
Private access track.


The property is currently burdened by a right of pre-emption in favour of RSPB in terms of which they have right to match any offer acceptable to the seller.  Any acceptance will necessarily be subject to the pre-emption right not being exercised.

Please contact us on 01586 553737 if you wish to arrange a viewing appointment for this property, or require further information.

Stewart Balfour & Sutherland endeavour to maintain accurate depictions of properties in Virtual Tours, Floor Plans and descriptions, however, these are intended only as a guide and purchasers must satisfy themselves by personal inspection.

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