Clifton, 76 Glengate, Kirriemuir, Angus, DD8

Stunning period townhouse, close to the town centre, modernised yet retaining much of its original character.

Description

Clifton is a most attractive townhouse, believed to date from the 1890s, and whilst recently modernised, it still retains much of its original character. It is ideally placed for both the town centre and all the attractions round about, so has the best of both worlds. The sellers are thought to be only the fourth owners of the property. Since 2019, new bespoke double glazed windows have been fitted, which include noise reducing acoustic glass on the ground floor back windows, and insulated Argon glass elsewhere. In addition the kitchen, which has been upgraded, has been opened up into the living room, creating a fabulous open plan family area, while one of the first floor bedrooms has been converted to a fantastic new family bathroom. The previous bathroom could become another bedroom, or easily converted back to a further bath or shower room. Clifton is now a beautifully presented house with spacious and flexible accommodation. Stone built, with a slate roof, it has lovely southerly views from the first floor over the town and to the Sidlaw Hills, and with good sized rooms it is ideal for entertaining, as well as for family living. The vestibule, hallway, reception rooms, principal bedrooms and bathroom all have cornices.

From the garden a partially glazed front door with glazed side lights opens to a vestibule with a picture rail, tiled floor and inner partially glazed door to a most impressive hallway, again with a picture rail, along with a wooden floor and staircase to the first floor. To one side is a fine dining room with ornate cornicing, a large window overlooking the garden, fireplace, shelves with display cupboard below and a wooden floor. Behind is a snug with period fireplace, shelves and wooden floor. There is a useful ground floor understairs WC with washbasin. On the other side of the hallway is the fabulous open plan kitchen/living room. The living room has ornate cornicing, bay window, fireplace housing a wood burning stove, and shelves with cupboard below, while the fitted kitchen has wooden units with Iroko wood worksurfaces and an island unit with a breakfast bar. Appliances include a Haier fridge/freezer, Bosch dishwasher, Rangemaster cooker with five burner gas hob and extractor, and a double porcelain sink. Off the living room is a single glazed orangery, with doors to the garden, a tiled floor and an old fashioned rose. This links through to a boot room/laundry with two Belfast sinks, further sink, plumbing for washing machine, two clothes pulleys, wall mounted Worcester boiler and side entrance doors. Off this is a store/log shed and a former WC, together with a rear entrance hallway linking to the kitchen, with a flagstone floor and back door.

A fine wooden staircase, lit by a large leaded and engraved window, leads up to a landing with a sitting area to enjoy the views out over the Den and town. Bedrooms 1 and 2 are both double aspect, with shelves and period fireplaces. Bedroom 2 also has a fitted wardrobe. Bedroom 3 has a bay window and fireplace, while the family bathroom has a freestanding bath, shower, wash basin with vanity unity, WC and shelved press. Adjacent is the partially tiled former bathroom with its period roll top bath with shower and WC with thunder box, which could be converted/refurbished if required. A side landing has stairs to the second floor, understairs cupboard, and leads to bedroom 4 which has a fireplace, and an attic store room. The stairs lead up to a games room with wooden flooring.

The front garden has gravelled areas adjacent to the house, and steps down to a lawn, and is enclosed by fencing and a hedge. There is a tree house and gates out to both the lane and its own private gravelled parking. A lower area of garden is in grass.

Location

Clifton is a delightful, south facing house on Glengate, just off the town centre of Kirriemuir in Angus. Kirriemuir is an attractive and historic town, located some 4.5 miles from the A90 dual carriageway, offering convenient access both north to Aberdeen and south to Dundee. It is well known as the birthplace of J M Barrie, author of Peter Pan, who gifted the Camera Obscura to the town. The town lies at the foot of the Angus Glens which provide some of the best hill walking in eastern Scotland. Just to the north are Glen Clova and Glen Prosen, two of the most picturesque Angus Glens, which reach deep into the Grampian Mountains.. At the head of the glen is Glen Doll. The whole area is renowned for its rich diversity of flora and fauna and the upper part of these glens lie within the Cairngorms National Park.
The town provides local schooling, both primary at Northmuir and secondary at Webster’s High School, together with a good array of independent shops and a supermarket, plus leisure, business and community facilities. There is a health centre and dental practice. Forfar, the county town, lies just 6 miles distant and has a wide range of services including a new sports and leisure centre. Dundee provides all that is expected of a major city with renowned cultural facilities, including the V&A museum. Private schooling is available at Dundee High School with a dedicated bus service from Forfar. There is a railway station at Dundee with main line services, including a sleeper to London. Aberdeen and Edinburgh airports provide a range of domestic and international flights, and there is a service from Dundee to London Heathrow. Journey times to Aberdeen have been much reduced by the Western Peripheral Route. As well as the Camera Obscura and Peter Pan Park, other attractions in the area include Barrie’s Birthplace (National Trust for Scotland), Loch of Kinnordy Nature Reserve and Glamis Castle. In addition to golf courses at Kirriemuir, Forfar and Alyth, the championship courses at Carnoustie and Rosemount (Blairgowrie) are within easy driving distance. There is skiing at Glenshee, and fishing is available on the North and South Esk rivers and at Lintrathen Loch, while pleasant sandy beaches can be found at Lunan Bay and St Cyrus. Armstrongs at Roundyhill, the Strathmore Arms at Glamis and the Drovers Inn at Memus are well known local restaurants.

Square Footage: 4,196 sq ft


Acreage: 0.35 Acres

Directions

From the A90 (Dundee to Aberdeen) dual carriageway at Forfar (Kirriemuir junction) take the A926 signposted for Kirriemuir and proceed through Padanaram and Maryton to Kirriemuir. Alternatively if coming from Perth take the A94 through Coupar Angus and on approaching Meigle turn left onto the B954 and then immediately right, signposted Kirriemuir. In Kirriemuir head for the town centre. Proceed around the town centre on High Street and then take the B956 signposted Alyth, Blairgowrie and The Glens, onto Glengate. Clifton, 76 Glengate, will be seen on the left.

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Distances – A90 4.5 miles, Forfar 6 miles, Alyth 10 miles, Dundee 18 miles, Carnoustie 20 miles, Perth 28 miles, Aberdeen 55 miles

Additional Info

Viewings - Strictly by appointment with Savills - .

Services - Mains water, electricity, drainage and gas. Mains gas central heating.

Local Authority & tax band - Angus Council tax band E

Fixtures & Fittings - Fitted carpets, curtains and light fittings are included. The snooker table may be available in addition.

Photos taken March 2025 and brochure produced April 2025.

Access
There is a right of access in favour of Clifton over the lane to the side of the gravelled parking area and lower garden.

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 DRO250407