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Ballalona Farm, Orchard Road, Ronague, IM9 4HG


3 Bedrooms / 2 Bathrooms / 1 Reception

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Completely Rebuilt & Extended Manx Cottage (Circa 2014) with a Part Built Annex in a Glorious Rural Location.
Currently Run as a Smallholding with Almost 18 Acres of Garden, Grazing/Arable Land & Pastures.
A Wildlife Haven Enjoying Far Reaching Views & Adjoining Approximately 1/3 Mile of the Silverburn River.
Ideal for Those with Equestrian, Horticultural or Agricultural Interests - Potential for Barn/ Stables STPP.
A Short Drive From Ronaldsway Airport, Castletown & Port Erin. Bus from the End of the Lane to Arbory School.
The Cottage Has Been Redesigned to Create a Bright, Modern Home With Exceptional Thermal Qualities.
Briefly Comprising Snug & Superb, Light Filled Kitchen/Dining/Living Room with Bespoke Kitchen & Electric Aga.
Ground Floor Principal Bedroom with En-suite Wet Room. Entrance with Storage & Potential for Cloakroom WC.
1st Floor - 2 Light & Airy Double Bedrooms & Family Bathroom with a White Suite & Airing Cupboard.
The Part Built Annex Would be Ideal as Semi-independent Accommodation or Additional Living Space.
Timber Framed, Double Glazed Windows with Aluminium Double Glazing to the Rear, in a Modern Finish.
Low Voltage Lighting. Oil Fired Central Heating with Additional Capacity to Serve the Annex on Completion.
Underfloor Heating to the Ground Floor with Separately Controlled Radiator System to the 1st Floor.
Further Information Regarding the Land is Available Within the Particulars.


From Port Erin take the inland road towards Colby, passing the Colby Glen Hotel and continuing for approximately 1½ miles towards Ballabeg. At Ballabeg Corner turn left, passing the Ballacubbon development and straight ahead up the Ronague Road. Turn right at the corner down the single track road and continue along for approx 0.6 miles, keeping right until reaching the last fork in the road with a cattle grid to the neighbouring property on the right and signage for Ballalona Farm straight ahead. The lane to Ballalona Farm is approximately 0.2 miles long with a wide open yard at the end and the property being found on the left hand corner.

A unique opportunity to purchase a completely rebuilt, modernised and extended Manx cottage surrounded by its own land with spectacular views up the valley towards South Barrule and across to a series of wild ponds and the Silverburn River. As well as the main cottage there is a substantial, part built extension which has been designed to provide linked annex accommodation for guests or extended family members. The current plan has a large living room with French doors overlooking the pond and fields together with a kitchen, bedroom and bathroom. The layout could easily be reconfigured to create additional living space off the main accommodation subject to building regulations. There is ample parking with space for garaging and/or barn/stables subject to planning permission. The land itself would be ideal for those with equestrian, horticultural or agricultural interests or simply to enjoy the countryside allowing children and pets to play and exercise freely. A public footpath runs down the access lane and across the river via a bridge in the bottom corner of the yard.

A half glazed wooden door leads into the hall with commercial grade, waterproof, oak effect laminate floor covering and inset coconut matting at the entrance. Stairs to the first floor with built-in storage cupboards beneath, one housing the central heating controls for the underfloor heating on the ground floor and radiators to the first floor. A separate cloakroom has plumbing in place for a WC, Addvent extractor and two recessed LED's.

Snug 4.52m (14'10") x 3.35m (11'0") into alcove
Retained Manx 'Chiollagh' fireplace with a wood burning cooker/stove set on a large polished granite hearth. Deep set, double glazed wooden sash window to the front. Recessed LED's. Four matching wall lights. Television and USB sockets. Telephone point. Smoke detector. Cupboard housing the consumer unit.

Snug pic 2

Kitchen/Dining/Living Room 9.60m (31'6") x 3.43m (11'3")
An extension added during the rebuild in 2014, using the Nudura system which utilises polystyrene, concrete filled blocks in place of regular block work which benefit from superb insulating properties. Aluminium, bi-fold doors and full height angled windows provide exceptional views across the rear garden and fields towards South Barrule. Recessed LED lighting within the high angled ceiling. Quality commercial grade laminate floor covering throughout.

Kitchen Area
Fitted by locally based craftsman Andrew Williamson with a superb range of wall, glazed display, base and drawer units with a curved finish and contrasting 'French blue' and cream painted doors. Granite worktops incorporate a large, under mounted, double sink with mixer spray attachment and a separate single sink. Pop up power point. Electric Aga finished in 'Pearl Ashes' (a pale grey colour) with three ovens, two hobs and a fitted extractor above. Integrated dishwasher and washing machine. Space for an 'American' style fridge freezer. Pulleymaid classic ceiling mounted clothes airer. Smoke detector.

Kitchen pic 2

Central Dining Area
Having a separate low island for dining, with storage beneath to match the kitchen cupboards and an oval polished granite top. Perfectly positioned in front of the bi-fold doors and enjoying views out across the rear garden.

Seating Area
A generously proportioned space with a further window looking out over the garden. Wall lights, television and USB points.

Principal Bedroom 4.57m (15'0") x 2.82m (9'3")
A dual aspect double room with ample space for a Superking size bed. Three timber framed, sliding sash windows overlooking the front yard, river and pond. Recessed LED's. Two wall lights. Television and USB points. Bi-fold door to the en-suite wetroom.

En-Suite Wetroom 3.05m (10'0") x 0.91m (3'0")
Fully tiled in 'Sunny Gold' marble tiles - textured on the floor and polished to the walls. Fitted with a white suite comprising of WC with a concealed cistern and pedestal basin with a lever mixer tap; shaver light and mirror above. The floor has been shaped to allow the water to flow into a long stainless steel drain suitable for the powerful, fully plumbed shower.

En-Suite pic 2


Velux roof light. Space for a chest of drawers/chair. Recessed LED downlights. Smoke detector. Double power point.

Bedroom 3 4.27m (14'0") x 2.87m (9'5") max
A double room with high angled ceilings and recessed LED's. Two wall lights. Two Velux windows. Television and USB points. Deep set, double glazed timber framed window.

Bedroom 2 4.27m (14'0") x 2.97m (9'9")
A further double room with high angled ceilings and recessed LED lighting. Wall lights. Velux window. Television and USB points. Two deep set, double glazed timber framed windows.

Family Bathroom 3.30m (10'10") x 1.78m (5'10")
Partly tiled walls in Sunny Gold marble tiles with flooring to match. Fitted with a white suite comprising push button flush WC, pedestal basin and P shaped bath with central mixer taps, a glazed screen and fully plumbed shower above. Chrome ladder style radiator. Shaver light and wall mounted mirror. Recessed downlights. Addvent extractor. Shelved airing cupboard. Velux roof light.

Bathroom pic 2

Part Built Annex Extension
The building works have been completed up to the installation of the roof timbers. The remainder of works are to be completed by the purchaser at their own cost.

The cottage will be linked to the annex with a half-glazed hall providing access to both the parking area and rear garden. The current design includes a large sitting room, kitchen, double bedroom and bathroom suitable as guest accommodation or perhaps for use by a semi-independent family member. Alternatively, the plans may be reconfigured to create extra living space to complement the existing cottage subject to building regulations.

NB Maximum pre finished measurements have been used on the floor plan as a basic guide only.

To the front of the property is an extensive parking and turning area with an access lane to the end of one field. A concrete pathway runs around the cottage with a grassed area to the rear enjoying the views with a low stone wall and wooden steps leading up to the stock fenced paddock which has been planted with a number of orchard trees. Wild flower and grassed areas lead to a series of 3 wild ponds and Silverburn river. The paddock, yard, lane, ponds and grassed areas around the house amount to approximately 1.25 acres. A footbridge over the river leads to the long field (approximately 3.25 acres), with a stile to Quayle's orchard. In addition there are two fenced arable fields of approximately 13 acres in total which are currently laid to grass but have been rotated with arable crops. Mains water installed. There are plenty of flat areas within the fields which would be suitable for erecting a barn/stables subject to obtaining planning permission.

Rear Garden

View from Annex

Wild Flowers

Front Elevation

Front Parking/Turning Space

Bridge Over River

Lane to Field

Silverburn River

Natural Pond

Donkeys By The Riverside


Additional information

Mains water, electricity and phone line. Oil fired central heating (underfloor to ground floor and radiators to first floor). Private drainage via a 'Klargester Biodisk' unit. NB Both the boiler and Biodisk unit have sufficient capacity for both the cottage and extension.


Fitted carpets and floor coverings.

Reference: S1001045


Whilst all details are believed to be correct neither Quayles Limited, their employees or vendor clients can guarantee their accuracy nor are they intended to form part of any contract. Prospective purchasers should rely on their own enquiries and legal searches before commiting to purchase. Advice should be sought from the appropriate professionals where required.

Photographs are taken using a wide angled lens, this is for the sole purpose of showing a larger area within the properties described. Unfortunately this can sometimes result in distortion or partial stretching of an image. It is not our intention to mislead hence pictures are displayed beside the corresponding room descriptions and measurements where possible.

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