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"The Fort", 171 Clay Road, Ballygoskin, Derryboy, Killinchy, BT30 9LS

Offers Around £895,000
  • status Sale
  • bedrooms 4 Bedrooms
  • receptions 4 Receptions
  • style Detached
  • Price Offers Around £895,000
  • Style Detached
  • Bedrooms 4
  • Receptions 4
  • Heating Oil
  • EPC Rating G20 / F25
  • Status Sale
Stamp Duty for this property will be: £34,750 / £61,600* *Higher amount applies when purchasing as buy to let or as an additional property
Michael Young North Down Office: 028 9042 4747 DDI: 028 9051 7601 Testimonials
Michael Young


ELEGANT SMALL COUNTRY HOUSE WITH GEORGIAN YARD ON 6 ACRES. Comprises a small Country House , a garden yard, a historic ringfort (rath) with Victorian greenhouse, and boat-house / garages. Plus four further elements: 1. 171a Clay Road: The Gate Lodge, a modernised two-storey Georgian Dwelling with planning application for an extension, together with a second Gatehouse (currently offices) and a former run of three coach-houses (currently garages, storage, tack-room and utility.) 2. 171b Clay Road: The Loft, a two-bedroom apartment with planning consent for further conversion / extension. 3. Planning approval for a new 3,500 sq.ft. dwelling. 4. Equestrian facilities: A Barn with eight internal stables, turn out paddocks of approximately 3 acres, manège, and horse walker. --------------------------------------------------------------------------------------- The fort is a collection of buildings which has grown and adapted during more than a thousand years of history in the beautiful "basket of eggs" drumlin landscape of County Down. Located only half an hour from Belfast, this tranquil setting offers outstanding living, potential home-working and leisure accommodation for a family which wishes to get away from city bustle yet stay within easy reach. It will particularly suit a family interested in equestrian pursuits. The Main House sits above an 18th century yard on an elevated site, with breathtaking, unspoilt views in every direction especially towards the west and the setting sun. It has been extensively and sensitively rebuilt by its present owners in the style of a Victorian cottage, with a bedroom wing added eight years ago. The 1760 yard comprises twin gate houses connected by an entrance arch, a stone building originally containing three coach-houses, and a converted loft with stone loose boxes beneath. The guest accommodation in one of the gate houses, formerly a granary, has been lovingly restored by the present owners, retaining several original features; the other provides spacious office accommodation. The converted loft provides further guest or staff accommodation. At the heart of the property, and included in Lot 1, sits the fort itself, an early medieval cashel or stone-embanked rath, evidence of the central place of this historic setting within the farming community and rural landscape of East Down since time immemorial.


  • 4 Bedrooms, Master with En Suite Bathroom & Dressing Room
  • Superb, Large Living Kitchen
  • Drawing Room with fireplace; Conservatory; Sitting Room / Dining Room
  • Delightful Main Bathroom
  • GATEHOUSE with Sitting Room, Kitchen, Bathroom and 2 Bedrooms
  • "THE LOFT" with Sitting Room, Kitchen, Bathroom and 2 Bedrooms
  • SECOND GATEHOUSE with Offices, Tack Room, Kitchen & Shower Room, Stores etc
  • STONE OUTBUILDING: Garages, Stores, Utility
  • Gardens and yard
  • Barn with 8 internal stables (demountable if not required)
  • Electric horse-walker, 2 paddocks and sand manège

Room Details



    Redwood floor, tongue & groove ceiling, built-in bookshelves.
  • DRAWING ROOM: 19' 0" X 12' 5" (5.79m X 3.78m)

    Redwood flooring, tongue & groove ceiling, hand painted tiled fireplace with brass trim, pine surround, stone hearth, recessed shelving to either side. Door to . . .
  • CONSERVATORY: 21' 9" X 14' 8" (6.63m X 4.47m)

    Opening into the Boot Room and the Drawing Room, this spacious hardwood conservatory by North West Joinery (Hampton Conservatories) can be entered via double doors from a south-facing terrace off the garden and provides an elegant setting for welcoming guests and for relaxation. Terracotta tiled floor.
  • BOOTROOM: 23' 6" X 12' 1" (7.16m X 3.68m)

    A large back entrance hall, accessed from the court-yard garden to the rear, invaluable for kicking off boots, hanging up coats, washing vegetables and arranging flowers! Inevitably used as the main entrance to the cottage, this also has a wood-burning stove to offer a warm welcome to guests and to dry wet winter coats and boots, and a large, Victorian "garden sink". Tongue and groove ceiling, quarry tiled floor, built-in cupboard. Access to roof space (partially floored).

    Low flush wc, wash hand basin, quarry tiled floor, door to rear.
  • LARGE LIVING KITCHEN: 25' 7" X 24' 10" (7.80m X 7.57m)

    (at widest points) With an Aga stove; separate cooker with gas hob and electric ovens, island unit with circular stainless steel sink unit, solid wood work surfaces and low level units, York stone fireplace with wood-burning stove. Its high, vaulted ceiling gives a feeling of generous space to this large family kitchen, designed for comfortable sitting and informal dining. The kitchen is complemented by an adjoining pantry/scullery.

    Excellent range of high & low level units, ceramic tiled floor, Belfast sink unit with mixer taps, solid wood work surfaces, integrated dishwasher, feature stained glass sash window. Cupboard housing hot water tank.
  • STUDY/DINING ROOM: 24' 8" X 10' 8" (7.52m X 3.25m)

    The kitchen opens into a winter Sitting Room/study or Morning Room, also with a wood-burning stove, which could also be used as a separate formal Dining Room. This room opens directly on to a terrace at the front of the house, west-facing to catch the last rays of the sun. Solid wood flooring, tongue & groove ceiling, access to roof space.
  • MASTER SUITE: 15' 3" X 13' 5" (4.65m X 4.09m)

    Victorian open coal fire, French window to secluded "evening" terrace.

    Fired Earth suite comprising ball and claw foot bath, large fully tiled shower enclosure with chrome "rain" shower head, feature vanitory unit, bidet, low flush wc, limestone floor, tongue and groove ceiling, chrome heated towel rail, cast iron fireplace.

    Excellent range of built-in storage by Elfa.
  • BEDROOM (2): 14' 5" X 11' 5" (4.39m X 3.48m)

    (at widest points) Delightful rural views.
  • BEDROOM (3): 14' 0" X 11' 5" (4.27m X 3.48m)

    Delightful rural views.
  • BEDROOM (4): 11' 5" X 11' 3" (3.48m X 3.43m)

    Delightful rural views.

    White suite comprising feature ball & claw foot bath with mixer taps, corner shower with electric Triton shower unit, low flush wc, bidet, wash hand basin, feature vertical radiator, tongue & groove ceiling, half panelled walls, solid pine floor.
  • Sweeping driveway to Cottage. Alongside the avenue to the house is a large building with a stable, and space for boats and cars. The grounds are landscaped and include plane trees and a small apple and pear orchard. THE RINGFORT The ringfort itself, which dates to the 9th century, is entered by steps up from the courtyard garden, a perfect half-acre circle with mature trees surrounding it and a large Victorian green house with grapevine and peach tree. On the embankment of the fort, overlooking the enclosed garden of the principal dwelling, sits the two-storey Victorian "Spy House" (it's a long story!), with sitting room/writing room/playroom above, and wash-house and kitchen store/utility room below..

    Sitting room, kitchen, bathroom and two bedrooms.
  • Built in stone, this beautifully restored former granary is full of character and contains a large, open-plan sitting/dining room with a tall, vaulted ceiling, opening into a kitchen with sink, refrigerator, electric oven and hob, and washing machine or dishwasher. Bathroom on ground floor with bath, electric shower, lavatory and wash hand basin. Cast-iron staircase to a balcony overlooking sitting room, with two double bedrooms off it, and a hot-press. Oil fired central heating with separate boiler and oil tank. Wood burning stove in Sitting Room.
  • SITTING ROOM / DINING ROOM: 22' 4" X 17' 6" (6.81m X 5.33m)

    Stone walls and vaulted beamed ceiling, wood burning stove, pine floor.
  • KITCHEN: 10' 8" X 10' 0" (3.25m X 3.05m)

    Pine flooring, Old Belfast sink, built-in cupboards, washing machine, 4-ring hob and under bench oven, pine work surfaces, pine tongue & groove ceiling. Cloakroom/Storeroom leading to . . .

    White suite comprising panelled bath with electric shower, high flush wc, pedestal wash hand basin, part pine tongue & groove walls and ceiling, extractor fan, pine floor.
  • BEDROOM (1): 14' 3" X 8' 6" (4.34m X 2.59m)

    Pine floor, exposed stone walls, beamed ceiling.
  • BEDROOM (2): 14' 3" X 8' 6" (4.34m X 2.59m)

    Pine floor, exposed stone walls, beamed ceiling.

    Original grain winch. Hotpress with copper cylinder, immersion heater.

    With office, tack room, kitchen and shower room, stores, etc.

    The first floor of the second gate house, entered by gable steps, contains three spacious offices/consulting rooms. The ground floor, accessed by an internal staircase, contains a kitchen, lavatory, secure office storeroom, bedroom (or office) with adjoining shower room, hall and tack room. Door from hall opens to yard. Oil fired central heating.
  • ROOM (1): 16' 4" X 14' 12" (4.98m X 4.57m)

    Exposed beams, pine floorboards.
  • ROOM (2): 16' 4" X 10' 6" (4.98m X 3.20m)

    Exposed beams, pine floorboards.
  • ROOM (3): 16' 4" X 12' 0" (4.98m X 3.66m)

    Exposed beams, pine floorboards, shelving.
  • "THE LOFT":

    With sitting room, kitchen, bathroom and two bedrooms.
  • The Loft is entered through its own private, paved terrace and a lean-to conservatory. It comprises a sitting/dining room with adjoining kitchen, two double bedrooms and a bathroom with bath and electric shower, wash hand basin and lavatory. This elegant apartment is heated by a wood-burning stove, supplemented, if necessary, by electric heating, and has been used as guest accommodation and also for live-in staff.
  • "THE YARD":

    The 18th century yard, in addition to The Gate House, The Loft and the Offices, contains a beautiful, stone building with three arched stone rooms, one of which is currently a garage, another a utility / laundry room and a tack room. The enclosed yard is spacious, with a grass oval/turning circle, and opens on to an orchard.

    Barn (75' x 45') with 8 internal stables (demountable if not required), wash bay and tack room. Electric horse-walker for four horses, 2 adjacent paddocks and sand manège, overwintering barn.

    The Fort sits on approximately 6 acres, including the yard and gardens and the early medieval rath. Vegetable and soft fruit garden. The remaining land is set in grass and sand paddocks, supplied with water troughs and well fenced. Of particular interest to those who are interested in equestrianism will be a 40m x 20m sand manège / riding arena, separately fenced.


Show Map

* Click boxes to display surrounding locations


Coming out of Killinchy (from Belfast), continue past Balloo House and take the next right, after the 30 mph sign, into Thornyhill Road. Turn left about a mile along, down into Hollypark Road. Continue through crossroads into Clay Road and property is ½ mile on left hand side.
171 Clay Road
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