Orkney home with bay views and its own beach in 2.5 acres.

Offers Over £220,000




2.5 acres
Main Main
Decking Decking
Decking view Decking view

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> Overview

The Noddle is stunning in approximately 2.5 acres, with a spacious 3 bedroom bungalow in a unique position. It is accessed along its own willow tree - lined drive. On the left of the drive The Noddle has its own wood, containing a variety of mature trees, a rarity in Orkney. The wood leads down to the beautiful river (Mill Burn) that feeds out to Mill Bay. The property also has its own beach front and converted, insulated boathouse. The drive leads to the dwelling house which has a vehicle turning circle and parking.

The Noddle, built in 2013, has been designed to offer a warm and very flexible layout as either a 3 bedroom bungalow or a 2 bedroom dwelling with a self-contained one bedroom annexe. The dwellinghouse has an OIC completion certificate but no architects supervision certificate.

There is air-source underfloor heating together with double glazed windows and exterior doors throughout. The open plan living room – kitchen/diner has a substantial ABX multi-fuel stove with exterior air outlet which draws air from the outside rather than creating draughts by pulling it from inside and it heats the whole property. The kitchen area has purpose-built fitted cupboard units and shelves, double ceramic butler sink, cooker hood and plumbing for a washing machine/dishwasher.

An inner hallway leads to, the bathroom (which has a bath, shower cubicle, sink and toilet) and bedrooms 1 and 2.

The beautiful, spacious conservatory, looks out onto Mill Bay, has double doors onto the decking and glazed doors into the lounge/kitchen/ diner.

The conservatory has an innovative double layer roof of insulated polycarbonate which is most effective in the winter and has 17 double glazed windows all fitted with wooden Venetian blinds.

There is a vestibule with its own front door off the decking and glazed doors into the lobby/study and annex dining room/ kitchen with double doors leading into the large bedroom 3 which has its own on-suite.

To the left are several old stone outbuildings in various states of repair. There is a beautiful flower and fruit garden, a further small wooded area and a small, stone lined sunken garden.

Hoy is one of Orkney’s inner south isles and is connected to the mainland by a scheduled roll-on, roll-off ferry to Houton and a passenger ferry to Stromness. There are a primary school and junior secondary school on the island together with a swimming pool, post office and general store.

> Description



6m x 2.1m (20' x 6' 11")
Windows on 2 sides incorporating double doors onto decking, double clear polycarbonate roof, glazed door into hobby room/study, glazed double doors and window into open plan living room/kitchen.

Living room/kitchen

5.35m x 4.65m (17' 10" x 15' 6")
4 windows, multi-fuel ABX stove with exterior air inlet sitting on flagstone floor, dining area, fitted base kitchen cupboards, work top surfaces, double ceramic sink, cooker hood, plumbing for a washing machine, fitted shelves, door into hall.


4.56m x 0.96m (15' 2" x 3' 2")


2.68m x 1.93m (8' 11" x 6' 5")
Window, shower cubicle, bath, w.c., wash hand basin, airing cupboard.

Bedroom 1

4.7m x 2.57m (15' 7" x 8' 6")
Window, fitted wardrobes (without doors) extend the full length of the room.

Bedroom 2

3.6m x 2.48m (12' x 8' 3")
Window, access to attic.

Hobby room/study

4.35m x 2.06m (14' 6" x 6' 10")
Windows full length of room, door into vestibule.


1.93m x 1.73m (6' 5" x 5' 9")
Wooden front door with double glazed panel, glazed doors into hobby room/study and kitchen 2.

Kitchen 2

5.25m x 1.94m (17' 6" x 6' 5")
2 windows, sink, work top surface, dining area, glazed door and glazed panel lead into bedroom 3.
Bedroom 3

Bedroom 3

4.12m x 2.71m (13' 8" x 9')
Plus 2.11m x 2.03m 'L' shaped, 2 windows.


1.93m x 1.93m (6' 5" x 6' 5")
Shower, w.c., and wash hand basin.


4.28m x 3.07m (14' 3" x 10' 2")
2 windows, light, power points.


7m x 4m (23' 4" x 13' 4")
Approx. light.
Boat house

Boat House

0m x 0m (0' x 0')
Garden and View

Garden and views

0m x 0m (0' x 0')
Andrew Bonner - Lows Orkney
Contact me to discuss this property
Andrew Bonner
Property team
Call: 01856 873 151
Email: Andrew Bonner
Lows Finance Team
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Call: 01856 873 151
Email: Robert Adamson
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