Baldowrie House, Kettins, Perthshire, PH13

Truly outstanding country house.

Description

Baldowrie House is a stunning country property which has in the last 20 years been fully refurbished to the highest of standards, and has beautifully presented accommodation. The sellers have created a very special family home with hugely impressive reception rooms, complemented by a wonderful open plan kitchen, off which is an orangery, as well as good sized bedrooms upstairs. They have also created beautiful gardens and grounds, which together with the paddocks, lodge and outbuildings, all add to the privacy and amenity. Dating from 1836, Baldowrie is a pretty two storey house, with wings either side and fabulous views over Strathmore to the hills. The improvements made to the house have continued throughout the sellers’ ownership. As recently as 2018 the kitchen was refurbished and the orangery extension added two years later, while the upstairs bathrooms have also very recently been upgraded. As such, Baldowrie House, as well as being a very well located and handsome house, is exceptionally well presented.

Baldowrie House sits well within its own grounds, which extend to some 12.1 acres, with paddocks to front and back, ensuring privacy. Part of the steading lying to the west was acquired to provide additional outbuildings, as well as stabling, and to ensure further privacy, while at the entrance lies its own lodge. It is a wonderful package.

Gates open onto a tarred tree-lined drive, with lighting, which leads majestically up to a gravelled sweep at the front of the house. The drive continues onto the steading. Steps lead to a front door which opens into an entrance hall with cornice and stone flag floor leading into an imposing hall lit by a large window on the staircase. Off this is the drawing room which has a cornice and picture rail, fireplace with a wood burning stove, window shutters and a wall mounted TV, together with a dining room, again with a cornice, picture rail, window shutters and fireplace, as well as a shelved press.

Off the west hallway is a cloakroom with wash basin and WC, a store room and the hugely impressive Murray & Murray kitchen with a four oven electric AGA, two sinks, Siemens dishwasher, fridge and fridge/freezer, and a central island unit with a wooden work top, in addition to wooden flooring and lots of space for informal dining plus a wall mounted TV. Beyond is the orangery which has a wood burning stove, auto opening skylight, tiled floor and French doors to a garden terrace. It is ideal for afternoon and evening light and to soak up the views.

Off the east hallway is a former kitchen with Chalon units with sink, Bosch dishwasher, Miele oven and two ring hob, and which is now used as a utility room and informal dining area, with walk in shelved store. Beyond is a back door to the courtyard, along with a larder with stone shelves, and a laundry room with three Belfast sinks, plumbing for two washing machines and a Worcester oil fired boiler. Also off the east hallway are back stairs and a study with fitted desk and shelves and window shutters.

The impressive staircase leads to the first floor landing. Bedroom 1 has window shutters and a wash basin. Bedroom 2 is a suite with fitted cupboards, a bathroom with bath, shower, wash basin, WC and bidet, and a shelved airing cupboard. Bedroom 3 has a wash basin and window shutters. A shower room has two wash basins with vanity unit, WC and window shutters, and links to bedroom 4 which has fitted wardrobes and window shutters. Bedroom 5 also has a wash basin and window shutters. Beyond are further fitted cupboards, back stairs, along with bedroom 6, currently used as a play room, a shower room with wash basin and WC, and bedroom 7 with fitted wardrobes and dressing table.

From the hall, stairs with a safe lead down to a temperature-controlled wine cellar with stone wine bins.

The garden in front of the house includes lawns, flower and shrub borders together with a splendid octagonal summer house (4.5m x 2.85m) with power, light and decking, and which overlooks an Astro turf tennis court. There are two paddocks. Behind the house is a range of stone built outbuildings with two stores (one heated), wood shed, log shed and garden shed/garage, all with power and light. There is a former biomass shed and a WC.

At the steading are two sets of stables, stone-built with corrugated roofing, one with two loose boxes and a store, and one divided into four loose boxes. There is also a tack shed, together with stores. The old coach house is again stone-built with a corrugated roof. Currently utilised by a local contractor for storage and as a workshop, it is divided into two and has a WC with washbasin.

The attractive stone-built single storey lodge, situated by the gates, has been well refurbished, as with the house, and comprises a sitting room with fireplace, fully fitted kitchen, bedroom and shower room. It has been used successfully for holiday lets and benefits from an enclosed garden with a shed on the other side of the lower drive to the steading

Location

Baldowrie House is surrounded by some of Perthshire’s most attractive and fertile farmland and has lovely open views across Strathmore to the hills. While offering a peaceful rural lifestyle, it is only about 2 miles from the villages of Kettins and Newtyle, as well as being 3.5 miles from Coupar Angus, 12.5 miles from Dundee and 17 miles from Perth. Kettins has a popular primary school and there is a further primary school and a post office/village store in Newtyle. For a relatively small market town, Coupar Angus is surprisingly well serviced. It has a supermarket, post office, petrol station, legal services, a primary school, play park and the Red House Hotel with its popular bar and restaurant. Blairgowrie, only 8 miles away, has a wider range of amenities including a medical centre, cottage hospital, two supermarkets, secondary schooling and a variety of independent shops and restaurants. Both Dundee and Perth are easily reached and provide all the services expected of major cities and have an impressive range of cultural opportunities, including the new V&A Museum in Dundee and the Concert Hall in Perth. Baldowrie House is also ideally placed for access to some of Scotland’s best known private schooling, with Craigclowan, Glenalmond, Strathallan, Kilgraston and Dundee High School (with a dedicated bus from Newtyle) all within easy reach. As well as being most attractive, the area benefits from good travel connections to Perth, Dundee, Aberdeen and Edinburgh. The A94 connects Perth with Forfar via Coupar Angus and Meigle. The A923 leads directly from Coupar Angus to Dundee. From Perth the M90 motorway links to Edinburgh, while the A9 and M90 give access to Stirling and Glasgow. Forfar is on the A90 dual carriageway to Aberdeen. Dundee and Perth have mainline railway stations with regular services to the south including a sleeper. Edinburgh Airport has an excellent range of domestic and international flights and there are services from Dundee to London Heathrow. Situated close to the boundary between Perthshire and Angus, Baldowrie House benefits from all that both counties have to offer, and the recreational facilities in the area are superb. There are golf courses at Alyth, Piperdam Country Club and a championship course at Rosemount (Blairgowrie). Carnoustie and St Andrews are within easy driving distance. Fishing can be taken on the Tay and the River Ericht as well as on the River Isla close by. The nearby glens provide some of the best hill walking in eastern Scotland and skiing at Glenshee.

Square Footage: 7,012 sq ft


Acreage: 12.1 Acres

Directions

From Perth take the A94 to Coupar Angus. In Coupar Angus take the A923 toward Dundee and after about 1 mile, turn left, signposted Kettins and Newtyle. Proceed through Kettins, and after a further 2 miles, at the junction with the Ardler road, turn right and proceed through the gates.

From Dundee take the A923 and then the B954 signposted for Meigle. In Newtyle, some 2.5 miles south of Meigle, turn at the War Memorial onto Coupar Angus Road, signposted Coupar Angus. Proceed for 1.8 miles and the gates will be seen on the left.

What3words: ///firming.reclined.indulgent


Distances: Kettins 2 miles, Newtyle 2 miles, Coupar Angus 3.5 miles, Blairgowrie 8 miles, Dundee 12.5 miles, Perth 17 miles, Edinburgh 64 miles

Additional Info

Viewings - Strictly by appointment with Savills - .

Services - Mains water and electricity, private drainage, oil fired central heating (new boiler in house in 2023), fire alarm.

Local Authority & tax band- Perth & Kinross council tax band H. Gate Lodge is tax band B.

Fixtures & Fittings - Fitted carpets, curtains and light fittings are included, as are the contents of the cottage.

Photos taken and brochure produced - Photographs taken April 2024 and brochure produced May 2024

Access - Baldowrie House has rights of access over the drives leading to the steading. The drive past the house is private.

Solicitors - Thorntons, Whitehall House, 33 Yeaman Shore, Dundee DD1 4BJ

Servitude rights, burdens and wayleaves
The 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 referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied himself as to the nature of all such servitude rights and others.

Offers
Offers, in Scottish legal form, must be submitted by your solicitor to the Selling Agents. It is intended to set a closing date but the seller reserves the right to negotiate a sale with a single party. All genuinely interested parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection.

Deposit
A deposit of 10% of the purchase price may be required. It will be paid within 7 days of the conclusion of Missives. The deposit will be non-returnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents.

IMPORTANT NOTICE

Savills, 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 here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. 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. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Our Ref RO240530