ABERFELDY, PERTHSHIREWall and floor kitchen units with natural wood work surfaces. Belfast sink with mixer tap. Limestone flooring. Overhead clothes pulley. Family Bathroom East facing

CROFTNESSABERFELDY, PERTHSHIRE

CROFTNESSABERFELDY, PERTHSHIRE PH15 2DX

Aberfeldy 0.7 miles (1.1km), Perth 32 miles (52km), Edinburgh 76 miles (123km), Glasgow 72 miles (115km), (All distances are approximate).

A charming modern country house, cottage and bothy with exceptional views over the Tay Valley with an American Barn and paddock grazings.

Lot 1: Mains of Croftness 5.25 acres (2.12 hectares)

Ground Floor: Porch, open plan Kitchen/Living/Dining Room, Family/Dining Room, Utility Room, Double Bedroom 5, Bathroom, Boot Room, separate WC.

First Floor: Drawing Room, Master Bedroom with en-suite bathroom, three Double Bedrooms, Family Bathroom.

Exterior: The grounds extend to approximately 5.25 acres (2.12 hectares), predominantly laid to lawn, with paddock grazings and an American Barn providing equestrian facilities. Garage/Garden Store.

Lot 2: Croftness Bothy

Ground Floor: Open plan Sitting Room, Kitchen/Dining Room and separate WC.

First Floor: Landing, Bedroom with en-suite Shower Room, separate WC.

Lot 3: Croftness Cottage

Ground Floor: Porch, Hall, Sitting Room, large Dining Kitchen, Utility Room and Bathroom.

First Floor: Landing, two Double Bedrooms and Single Bedroom.

For sale as a Whole or in three Lots.

5.57 acres (2.25 hectares)

11 Wemyss Place, Edinburgh, EH3 6DHTel: +44 (0)131 220 4160 Fax: +44 (0)131 220 [email protected]

40 St James Place, London, SW1Y 1PL

Tel: +44 (0)207 839 0888Fax: f: +44 (0)207 839 0444

[email protected]

SITUATIONMains of Croftness is located in a charming rural setting with exceptional views over the surrounding countryside approximately one mile south of Aberfeldy, an area which was made famous through the works of Robert Burns in his poem The Birks of Aberfeldy and is well known for its scenic beauty. Aberfeldy is known for its stunning views over the surrounding hillsides and is conveniently located to make the most of the superb recreational opportunities offered in Perthshire. Situated on the banks of the River Tay, the town is approximately 10 miles from the A9 trunk road which provides access to Perth and the south as well as north towards Inverness.

The town itself offers a fine selection of local shops, restaurants and a cinema, as well as banking and medical services. The new highly regarded Breadalbane Academy provides education from pre-school to 18.

Recreationally, there are an abundance of opportunities in the area including golf courses at Aberfeldy, Kenmore, Killin, Strathtay, Pitlochry and Dunkeld. Water sports are available on nearby Loch Tay, whilst the famous River Tay offers salmon fishing. There are many famous beauty spots nearby including Glen Lyon and The Queen’s View at Loch Tummel. The surrounding woods, moorland and hills offer an abundance of walking and climbing opportunities with several Munro’s such as Schiehallion and Ben Lawers in the vicinity.

The Scottish Highlands offer skiing and mountain biking at Aviemore, Glenshee and Aonach Mor.

LOT 1 - MAINS OF CROFTNESS HOUSEMains of Croftness is a modern James Denholm Partnership designed home part of which has been created out of an original steading building. The house enjoys exceptional views to the north over the historic Birks of Aberfeldy, the Tay Valley, whilst benefitting from a south westerly aspect. The house has been thoughtfully designed incorporating natural materials including stone, painted wood panelling and a pitched slate roof. The traditional has been sympathetically balanced to take into account modern family living by

creating open plan living spaces, a modern kitchen, ground source heat pump with under floor heating, recessed spotlights and an integrated music system. The first floor drawing room has been located to maximise the views over the stunning local courtyard with a spacious balcony perfect for outdoor drinks on those warmer days.

Mains of Croftness is approached by a private drive which culminates in a large gravel sweep and turning area which provides ample car parking. The accommodation over two storeys comprises:

A flagged stone paved path leads to the porch with half-timber astragal door providing access into the vestibule area.

Kitchen/Dining/Living Room A bright room with an open plan format providing a modern family living space. The living area includes a large bay window area which is glazed on three sides with window seats below providing a wooded aspect over the Birks. A focal point to the room is the contemporary wood burning stove which is attractive and functional providing additional heat to the whole room. There are French doors to the north and south and the kitchen is completed to a high specification with a good quality range of floor and wall mounted kitchen units with display cupboards, wine rack, pan drawers and integrated appliances including two dishwashers, a Falcon range cooker with double oven and warming drawers. The work surfaces are a combination of black granite with natural timber work surface to the central island/breakfast bar. Engineered oak flooring runs throughout the room.

Family/Dining Room A generously proportioned double aspect room with French doors opening out to a sheltered paved patio area which includes access to the hot tub. A side door provides access to the east elevation. Engineered oak flooring. Whilst currently used as a family room would equally suit a formal dining room.

Utility Room East facing astragal sash window. Wall and floor kitchen units with natural wood work surfaces. Belfast sink with mixer tap. Limestone flooring. Overhead clothes pulley.

Family Bathroom East facing astragal sash window. Three piece white bathroom suite which includes bath with shower over and limestone tiled surround, WC with hidden cistern, wash hand basin. Heated towel rail, painted panelling to dado height level. Limestone tiled flooring.

Double Bedroom 5 East facing astragal sash window. Coving. Fitted carpet. Recessed spotlights.

Boot Room A well-proportioned room with ample space for wet weather gear and door to garden. There are a good range of fitted floor units and cupboards providing storage space with natural timber work surface and a large Belfast sink with mixer tap. South facing feature windows. Coat hooks with bench seat with shoe storage below. Limestone flooring.

Separate WC East facing astragal sash window, WC, mini Belfast sink with timber work surface and designer tap. Limestone flooring.

FIRST FLOOR Access to the first floor is via the main stair from the hall with an under stair cupboard which acts as a hub for the Sonos music system, Cat 5 cabling and BT connection. A secondary solid oak spiral stair rises from the open plan

Kitchen/Dining/Living room to:

Drawing Room A bright ‘L’ shaped room with open views north, south, east and west with elevated views over the Birks and the Tay Valley. French doors flanked by glass panels provide access out to a large timber balcony. A raised Morso wood burning stove with a limestone hearth is a feature of the room. Junckers beech flooring. 5 amp lighting circuit.

Landing The landing provides access to all the first floor rooms and has an abundance of natural light through a series of large Velux windows, low level feature window and an east facing picture window. Junckers beech flooring. Large linen storage cupboard with laundry shoot to the utility room. LED Italian lighting located in the skirting board.

Master Bedroom A generously proportioned room with doors out to a timber balcony providing a view over the Birks and the Tay Valley. The room benefits from exposed timber beams, built in wardrobes and a walk in wardrobe. Junkers beech flooring. 5 amp lighting circuit. LED Italian lighting located in the skirting board.

En-suite Shower Room Shower with body jets and limestone tiled surround. ‘His and Her’ wash hand basins with cupboards below with mirror and light above. Heated towel rail. WC with hidden cistern. Limestone flooring. Painted timber panelling to dado height level. LED Italian lighting located in the skirting board.

Bedroom 2 North facing astragal window, Junkers beech flooring.

Bedroom 3 East facing astragal sash window, dormer window and low level feature window. Junkers beech flooring.

Bedroom 4 Double astragal French doors to a large south facing balcony. East and west facing astragal sash windows and two feature low level windows. Two dormer windows. Junkers beech flooring and exposed beams.

Exterior:A raised terrace featuring flagstone paving is located off the principal ground floor reception rooms providing ample room for outside dining throughout the day and evening. Accessed directly from the Family room is an enclosed area sheltered behind a dwarf stone wall with a hot tub which has superb views over the Birks and the Tay Valley. The ground source heat pump is located beneath the terrace area and provides additional useful storage. Adjacent to Mains of Croftness is a large garage/storeroom which is of stone construction under a pitched slate roof. Log store.

The gardens are predominately laid to lawn and the ground rises to the south with a series of paddocks. An American style barn and four monarch stables is finished to a very high standard. There is an adjoining tack room with a Belfast sink, electric water heater and electric panel heating; a further separate hay/feed shed, and a large wood storage area with a metal profile roof. The land in total extends to approximately 5.25 acres (2.12 acres).

LOT 2 - CROFTNESS BOTHYSituated to the east of Mains of Croftness is the Croftness Bothy which is a traditional stone built property with a pitched slate roof which has been modernised by the current owners. The well presented accommodation comprises a south facing sitting room with an open fireplace which is open plan to a large dining kitchen with a good range of floor and wall mounted kitchen units, wood style work surfaces and integrated appliances. There is ample room for dining and French doors flanked with glazed panels maximize the views and open to a seating area. On the first floor there is a double bedroom which is in a traditional cottage style with coombed ceiling, an electric shower and a separate WC with wash hand basin.

LOT 3 - CROFTNESS COTTAGECroftness Cottage is of traditional stone and slate construction and has charming astragal sash and case dormer windows. The sitting room benefits from a south and easterly aspect with a wood burning stove, timber mantel and stone hearth. The kitchen/dining room is south facing and is a generously proportioned room with a range of fitted kitchen units, timber style work surfaces and a one and a half bowl sink with drainer, Stove electric hob and oven, extractor fan and shelving. Adjacent to the kitchen is the utility/boot room which provides a cupboard for the ground source heat pump, a Belfast sink and an overhead clothes pulley. The bathroom has a white suite with shower over the bath. Completing the accommodation in the cottage are two double bedrooms and a single bedroom.

GENERAL REMARKS AND INFORMATION

ViewingViewing is strictly by appointment with the selling agents.

Satellite NavigationFor the benefit of those with satellite navigation the property’s postcode is PH15 2DX.

DirectionsFrom the crossroads in the centre of Aberfeldy take the road to the south signposted The Birks/Crieff A826. Continue over the bridge with traffic lights located at the foot of the Birks and pass Moness Country Club on the left. Mains of Croftness entrance is located a short distance further up the road on the right hand side.

Fixtures and FittingsOnly items specifically mentioned in the particulars of sale are included in the sale price. Fitted floor coverings are included in the sale. Solar panels are located on Mains of Croftness garage and the Croftness Bothy roof. The feed in tariff will be transferred to the buyers.

Local AuthoritiesPerth & Kinross Council, 2 High Street, Perth, PH1 5EH Tel: 01738 475 000, Fax: 01738 475 710

Council Tax Band:Mains of Croftness Band G Croftness Bothy £1,050 rateable value Croftness Cottage Band C

EPC RatingMains of Croftness Band C Croftness Bothy Band D Croftness Cottage Band D

ServicesMains water, mains electricity, private drainage.

SolicitorsAnderson Beaton Lamond, Bordeaux House, 29 Kinnoull Street, Perth, PH1 5EN, Tel: 01738 639999

OffersOffers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 1 India Street, Edinburgh, EH3 6HA. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.

Internet WebsitesThis property and other properties being marketed by Rettie & Co can be viewed on our website at www.rettie.co.uk as well as our affiliated websites at www.onthemarket.com, www.thelondonoffice.co.uk and www.rightmove.co.uk.

Servitude Rights, Burdens & WayleavesThe property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.

Particulars and PlansThese particulars and plan are believed to be correct but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.

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Boot Room3.90 x 3.47

12'10" x 11'5"(max)

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4.56 x 4.3215'0" x 14'2"

Kitchen / Living Room11.36 x 8.0037'3" x 26'3"

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FOR IDENTIFICATION ONLY - NOT TO SCALEApproximate Gross Internal Area: 336m² (3,616sqft)

© HONEYGRAM LTD 2014

Mains of CroftnessAberfeldy, PH15 2DX

Drawing Room7.97 x 6.02

26'2" x 19'9"(max)

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Balcony

Balcony

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15'4" x 15'3" Bedroom 34.92 x 3.15

16'2" x 10'4"

Master Bedroom4.48 x 4.14

14'8" x 13'7"


12'3" x 10'6"

En Suite

Lot 1

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Sitting Room4.51 x 4.32

14'10" x 14'2"

Kitchen / Dining Room

4.17 x 3.2513'8" x 10'8"

Utility Room2.99 x 2.819'10" x 9'3"

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13'6" x 13'2"


5.30 x 3.4417'5" x 11'3"

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Lot 2 Croftness Bothy

Lot 3Croftness Cottage

Single Bedroom

3.30 x 1.7210'10" x 5'8"

Double Bedroom3.80 x 3.70

12'6" x 12'2"w

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Double Bedroom

3.86 x 3.4712'8" x 11'5"

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15'4" x 15'3" Bedroom 34.92 x 3.15

16'2" x 10'4"


14'8" x 13'7"


12'3" x 10'6"

En Suite

Lot 1

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14'10" x 14'2"


4.17 x 3.2513'8" x 10'8"

Utility Room2.99 x 2.819'10" x 9'3"

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13'6" x 13'2"


5.30 x 3.4417'5" x 11'3"

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Single Bedroom

3.30 x 1.7210'10" x 5'8"


12'6" x 12'2"w

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Double Bedroom

3.86 x 3.4712'8" x 11'5"

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13'0" x 11'6"

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15'4" x 15'3" Bedroom 34.92 x 3.15

16'2" x 10'4"


14'8" x 13'7"


12'3" x 10'6"

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Lot 1

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14'10" x 14'2"


4.17 x 3.2513'8" x 10'8"

Utility Room2.99 x 2.819'10" x 9'3"

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13'6" x 13'2"


5.30 x 3.4417'5" x 11'3"

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3.30 x 1.7210'10" x 5'8"


12'6" x 12'2"w

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3.86 x 3.4712'8" x 11'5"

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13'0" x 11'6"

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16'2" x 10'4"


14'8" x 13'7"


12'3" x 10'6"

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14'10" x 14'2"


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Utility Room2.99 x 2.819'10" x 9'3"

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13'6" x 13'2"


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12'6" x 12'2"w

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16'2" x 10'4"


14'8" x 13'7"


12'3" x 10'6"

En Suite

Lot 1

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14'10" x 14'2"


4.17 x 3.2513'8" x 10'8"

Utility Room2.99 x 2.819'10" x 9'3"

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15'4" x 15'3" Bedroom 34.92 x 3.15

16'2" x 10'4"


14'8" x 13'7"


12'3" x 10'6"

En Suite

Lot 1

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14'10" x 14'2"


4.17 x 3.2513'8" x 10'8"

Utility Room2.99 x 2.819'10" x 9'3"

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13'6" x 13'2"


5.30 x 3.4417'5" x 11'3"

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12'6" x 12'2"w

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3.86 x 3.4712'8" x 11'5"

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15'4" x 15'3" Bedroom 34.92 x 3.15

16'2" x 10'4"


14'8" x 13'7"


12'3" x 10'6"

En Suite

Lot 1

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14'10" x 14'2"


4.17 x 3.2513'8" x 10'8"

Utility Room2.99 x 2.819'10" x 9'3"

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5.30 x 3.4417'5" x 11'3"

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Single Bedroom

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3.86 x 3.4712'8" x 11'5"

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First Floor



Home ReportA Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of £20 to cover reproduction and administrative costs.

Misrepresentations1. The property is sold with all faults and defects,

whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.

2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.

3. Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.

Important NoticeRettie & Co, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie

& Co. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.

3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.

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Area coloured red equal to 2.12 Hectares / 5.25 Acres of thereby.Area coloured blue equal to 0.035 Hectares / 0.086 Acres of thereby. Area coloured green equal to 0.095 Hectares / 0.234 Acres of thereby.

Ground Floor Mains of Crotness / Upper Floor BothyShared Access DriveMutual AccessMains if Croftness Access

100 metres 0 10 5025

LOT 1 - Mains of CroftnessLOT 2 - Croftness BothyLOT 3 - Croftness Cottage

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Documents

ABERFELDY, PERTHSHIREWall and floor kitchen units with natural wood work surfaces. Belfast sink with mixer tap. Limestone flooring. Overhead clothes pulley. Family Bathroom East facing