=

www.wyllie-henderson.co.uk

Blaeberry Tollhouse, Muckhart Road, Dunning PH2 0RD

This is a very rare opportunity to purchase an historic, detached countrycottage very peacefully situated deep within the Ochil Hills, yet within easyreach of Perth and the central belt. The property lies exactly three milesSouth of Dunning on the well maintained Muckhart Road andenjoys fantastic, uninterrupted views of the surrounding countryside.

Offer Over £225,000

The property will appeal to a variety of purchasers including thosewith equestrian interests, given that the property comes with 4.5 acresof ground, including a large paddock, much of which has been newlyfenced with a "hot" fence, a "starvation paddock" and a loose box. Anumber of new gates have also been installed.

Part of the ground also comprises a wetland area which attracts alarge variety of wildlife and could be used to create a businessinterest to be run with the property, (such as a trout farm) subject to therelevant permission being obtained.

The garden ground of the property comprises a large fenced cottagegarden which is particularly sheltered and sunny and houses manyfruit bushes, shrubs and trees and also a separate, productivevegetable garden, which comprises some raised beds. The gardenground also includes a pond which is a magnet for wildlife. The fieldsare covered in flowers in the summer months, including wild pansies,sneezewort and lady smock. There is also a blanket of sphagnummoss, which attracts rare green hairstreak butterflies. As well as themore common Perthshire countryside birds, goshawks have alsobeen spotted close to the property.

Just off the gated parking area, which provides parking for anumber of cars, lies a very large barn/workshop which is weatherproof and houses a large workbench.

The whole of the 4.5 acres is very private and the land isnot overlooked by any other property. To the North and Souththe property looks towards well managed forestry operations,whose managers maintain regular contact with the currentowners and have, our clients advise, adhered to all of theappropriate forestry regulations and good management practice,during our clients' period of ownership. There are severalwoodland tracks for walking/riding/cycling which startimmediately across the road from the property.

Wayleave agreements are in place for the three telegraph poleswhich are situated within the land, providing a modest annualincome.

The property is situated on the well maintained and "easilydriven" Muckhart Road which tends to see more cyclists thancars. For cycling and outdoor enthusiasts theproperty offers immediate access to very quietroads and spectacular surroundings.

Amenities are easily reached in nearby Dunning which is an attractive hamlet and provides several amenities including a primaryschool, a bus service connecting to towns in Perthshire, leisure facilities including tennis courts and a nine hole golf course and arestaurant. The nearby town of Auchterarder provides a wider range of facilities and the easily reached city of Perth requires nointroduction.

The Cottage comprises three parts, including the original 1815 tollhouse section, the former washroom of the Tollhouse (whichnow comprises the Kitchen/Dining Room) and the rear extension to the cottage.

Unusually for accommodation of this type, there is plenty of headroom and also plenty of storage space and a large, partly flooredattic.

The property was double glazed throughout with UPVC double glazing in 2013. The very efficient heating and hot water system isprovided by the multi-fuel stove in the living room, which is a very powerful 12 kilowatts. The owners advise that this method ofproviding the heating and hot water in the property is very economical, particularly given that there is plenty of wood immediatelyavailable. The water supply to the property is private and a new 2500 litre water tank has been installed by the current owners,which has scope to serve another dwellinghouse, if required. There is a UV filter for this water supply in the kitchen.

Wyllie & HendersonSolicitors & Estate Agents

Market Chambers, Caledonian Road, Perth, PH1 5NJTelephone: 01738 638465

Fax: 01738 635499Email: property@wyllie-henderson.co.uk

The cottage comprises the following accommodation:-

Entrance Porch An external, sheltered side door leads into the entrance porch.The door is attractively decorated with two stained glasswindows and has a window overlooking the driveway.

Hall This runs down the centre of the property and has doors leadingto most of the rooms; wooden floorboards; radiator; and plentyof space for hanging coats etc., skylight hatch to partly flooredattic.

Bedroom 1/ Sitting Room (15' 1" x 10'9")This nicely proportioned, bright room is situated to the front ofthe property and enjoys a dual aspect to the front and side. Theside window benefits from a deep cill; wood burning stove;radiator; wooden floorboards; roller blinds; carbon monoxidealarm; smoke alarm.

Bedroom 2 (11'1" x 10'4")This room is situated to the rear of the property and it issuitable for use as a double bedroom; the room enjoys a veryattractive outlook over the rear garden, the window providing asurprising amount of light to the room; radiator; cabinet housingfuse box; three spotlight fitting; wooden floorboards.

Bathroom 3 (11'3" x 11' 2")This large, attractive room is situated to the rear of theproperty. This room is another bright room; stylish free standingbath; decorative fireplace separate shower unit housing MiraGem8 shower; WC and sink; extractor fan, radiator; woodenfloorboards.

Living Room (11'1" x 15'1")This is a very cosy yet spacious room, is situated to thefront and enjoys a dual aspect to the front and side of theproperty; deep sill; large multi fuel stove which provides thecentral heating and hot water; radiator; wooden floorboards;smoke alarm. This room leads into the kitchen/dining room.

Kitchen/Dining room (14'3" x 12'9")This is a surprisingly large room for a cottage; dual stainlesssteel sink unit; plenty of space for wall and floor mounted units;plenty of space for appliances; two large windows looking overthe garden to the side of the property and the woodsbeyond; external access door leading to the front of the propertybringing in additional light; useful storage cupboard with larder;two radiators; private water supply unit including UV filter;access hatch to attic.

Outside Includes the aforementioned garden, land and a secure gatedparking area with space for several cars.

Viewing: Contact Wyllie and Henderson 01738 638 465 Council Tax Banding: DEnergy Performance Rating: F

Please Note: All measurements are approximate.Whilst Wyllie & Henderson Solicitors & Estate Agents make every effort to ensure that all particulars are correct, no guarantee is given and any potential purchaser/s should satisfy themselves as to the accuracy of all information. If you are thinking of selling your own property, please contact us on 01738 638465 for advice and a FREE pre-sale valuation.