The Smithy, Tombane, Dunkeld, Perth and Kinross, PH8

*Closing Date set for Wednesday 19th February 2025, at 12:00 noon*

Charming modern home with holiday cottage, 12 acres and glorious views

Description

The Smithy was built in 2005 and although it is a relatively modern house, it has pleasing traditional character with its slate roof and a mix of timber and stone clad walls. On the ground floor the bright dining kitchen has an oil fired Esse (as well as an electric cooker) and a door to the terrace. At the west end of the house the lounge has glazed screens and a vaulted ceiling giving it a bright and lofty feel. A wood burning stove keeps this room cosy in the winter. On the ground floor there is also a utility room, larder, study, wet room and double bedroom. The main bedroom on the first floor spans the width of the house. There are two further double bedrooms and a bathroom.

The Bothy
The Bothy is situated on the western edge of the garden having been built on the site of some old stone buildings. It is currently used as a holiday letting cottage, however offers a variety of potential uses (subject to the relevant planning consents). It has a bright open plan kitchen/living room along with two charming bedrooms and a bathroom. There is space for guests to park beside The Bothy.

Outbuildings
A substantial timber shed has space to park two cars under cover, a garden machinery store, an open fronted wood store and a lockable workshop. There is plenty of space to park additional cars on hard standing beside the shed. Additionally, an EV charger is installed here on the side of the shed.

Garden
The Smithy is set in a thoughtfully landscaped garden with mature rockeries, grassy seating areas, mature beech hedging, an orchard containing a number of heritage variety trees, two ornamental ponds and raised beds. A pretty stone wall wraps around the south facing terrace at the front of the house. At the top of the garden an ancient cup marked rock forms an intriguing natural monument in the garden and is a lovely place to sit and enjoy the views.

Land
The total land comprises approximately 12.56 acres mainly laid out to the south and east of the property, and includes an orchard, two fields, riparian woodland and a section of the Tombane Burn.

Location

The Smithy is located in Strathbraan; a beautiful piece of highland Perthshire just 6 miles west of Dunkeld. The property is approached by a private hill road and sits on a gentle south facing slope overlooking 12.5 acres of its own ground. With just one close neighbour, The Smithy has peace, privacy and fabulous views.

Dunkeld is the nearest town and has useful amenities including a Co-op, health centre, dentist, school and train station with services to Edinburgh, Inverness and London. However it is better known for the small businesses and cultural activities that are flourishing in its picturesque streets. These include an artisan bakery, a delicatessen, traditional music evenings, riverside beer gardens, galleries and craft shops. Dunkeld is linked to Birnam which has a post office and an arts centre. Aberfeldy (12 miles north) is a similarly pretty town on the River Tay with Kenmore and the shores of Loch Tay just 6 miles further west. The area draws visitors from far and wide because of its scenery and the variety of outdoor activities to be enjoyed in the hills, lochs, rivers and golf courses. Crieff (17 miles) has an excellent choice of schooling with Morrisons Academy and Ardvreck prep school in addition to its community campus school. Craigclowan, Strathallan and Glenalmond schools are also within 20 miles. Perth and Dundee are 19 and 34 miles away respectively and Edinburgh Airport is 60 miles from The Smithy.

Square Footage: 1,632 sq ft


Acreage: 12.56 Acres

Directions

If coming from Perth leave the A9 at the junction to Crieff and follow the A822 for about 5 miles passing through Trochry, until reaching an unmarked lane on the right hand side (opposite the turning to Meikle Findowie). Follow this track for half a mile, and The Smithy is the second house on the left.

W3W: atlas.trappings.just

Additional Info

Viewings - strictly by appointment with Savills - .

Services - mains electricity, private water and drainage. Oil fired central heating. 12 photovoltaic solar panels are fitted to the roof of the outbuilding and benefit from a feed in tariff. There are also two solar water heating panels.

Perth and Kinross Council. The Smithy is rated Council Tax Band E. The Bothy is commercially rated.

Access- the access road from the A822 is owned by The Smithy with six other users having rights of access over various sections of the road. Maintenance is on a user basis.

An application may shortly be in process for a windfarm locally. Please speak to the selling agent for further details.

Fixtures & Fittings - fitted appliances are included in the sale of The Smithy and The Bothy. The Bothy will be sold complete with contents and its garden furniture. The garden furniture and plant containers belonging to The Smithy are specifically excluded from the sale.

Photos taken January 2025

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.