The Fort, 171 Clay Road, Derryboy, Nr Killinchy, BT30 9LS

Price £1,280,000

  • For Sale
  • 4 Bedrooms
  • 4 Reception
  • Detached


Coming out of Killinchy, continue past Balloo House and take the next right into Thornyhill Road.

Turn left about a mile along, down into Hollypark Road.

Continue through crossroads into Clay Road and property is 1/2 mile on left hand side.

Call or click

Templeton Robinson (Holywood)
028 9042 4747

Energy Efficiency Rating

The rating for this property is:

Current Rating 20 - Potential Rating 25


An elegant small country house with Georgian yard.
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 or sailing 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 four years ago.
At the heart of the property 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.

Property Features

  • 4 Bedrooms, Master with En Suite Bathroom & Dressing Room
  • Superb, large living Country Kitchen with Aga and wood burning stove
  • Drawing Room with fireplace
  • Conservatory
  • Delightful Main Bathroom
  • Sitting Room / Dining Room with wood burning stove
  • Gate House with Sitting Room, Kitchen, Bathroom and 2 Bedrooms
  • Second Gate House with Offices, Kitchen, Tack Room
  • The Loft with Sitting Room, Kitchen, Bathroom and 2 Bedrooms
  • Stone outbuildings, ideal for garages, stores, boat house etc
  • Feature sitting room
  • Delightful kitchen
  • 2 Bedrooms
  • Offices
  • 2 Bedrooms, Sitting Room, Kitchen


Redwood flooring, tongue & groove ceiling, built-in bookshelves.
DRAWING ROOM: 19' 0" x 12' 5" (5.79m x 3.78m)
Redwood flooring, tongue & groove ceiling, 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. Ceramic tiled floor.
BOOT ROOM: 23' 6" x 12' 1" (7.16m x 3.68m)
A large back entrance hall, accessed from the enclosed garden to 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 & groove ceiling, quarry tiled floor, built-in cupboard. Access to roofspace (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; seperate cooker with gas hob and electric ovens, island unit with circular stainless steel sink unit, solid wood work surfaces & 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 glass sash window. Cupboard housing hot water tank.
SITTING ROOM: 24' 8" x 10' 8" (7.52m x 3.25m)
The kitchen opens into a Winter Sitting Room or Morning Room, also with a wood-burning stove, which could be used as a spacious Study or as a seperate 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 roofspace.
MASTER BEDROOM: 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 & 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): 10' 0" x 11' 5" (3.05m x 3.48m)
Delightful rural views.
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 newly planted plane trees and a small apple orchard. The 1760 yard has 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 has been lovingly restored by the present owners, retaining many original features; the other gate house provides spacious office accommodation. The converted loft provides further guest or staff accommodation. The ringfort itself is entered from the back of the house, a perfect half-acre circle with mature trees surrounding it and a large Victorian green house (in need of restoration) 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.
THE GATE HOUSES The Guest House - sitting room, kitchen, bathroom and two bedrooms Built in stone, this beautifully restored building 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 & oil tank. Wood burning stove in Sitting Room.
SITTING/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 Thor 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 panelled 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.
Gallery landing overlooking Living Area. Original grain winch. Hotpress with copper cylinder, immersion heater.
Second Gate House
Offices, 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 store-room, 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 15' 0" (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.
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. ** Approved for tourism accommodation.
The 18th century yard, in addition to The Gate House, The Loft and the Offices, contains a beautiful stone building with three arched rooms, one of which is currently a garage. The other two are each divided into two loose boxes/stores, and could easily be converted back to become garages or workshops. The enclosed yard is spacious, with a grass oval/turning circle, and opens on to an orchard.
Barn (75' x 45') with 8 internal McCusker stables (demountable if not required), wash bay and tack room. Electric horse-walker for four horses, 2 adjacent paddocks and sand arena.
The Fort sits on approximately 6 acres, including the yard and gardens and the early medieval rath. Vegetable and soft fruit gardens. The remaining land is set in grass 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 riding arena, separately fenced.
Additonal 20 acres of prime agricultural land in six fields, with road frontage, and all with automatic water - available by separate negotiation.

Mortgage Calculator

Propery Value Deposit Loan Amount Int. Rate Term (Yrs) Repayment/month  

Disclaimer: The following calculations act as a guide only, and are based on a typical repayment mortgage model. Financial decisions should not be made based on these calculations and accuracy is not guaranteed. Always seek professional advice before making any financial decisions.

Back to Results

For more information email Templeton Robinson (Holywood) or give us a call on 028 9042 4747