BERRYFIELD Glenfarg • Perthshire • PH2 9QJ BERRYFIELD Glenfarg • Perthshire • PH2 9QJ

Contemporary family home with paddock in an accessible rural location

Kinross 8 miles, Perth 12 miles, Edinburgh 34 miles (all distances are approximate) = Reception hall, living room, sun room, guest bedroom, bathroom, dining kitchen, utility room Master bedroom (with dressing room and en suite shower room), 2 further double bedrooms, bedroom 5 / family room, bathroom and study Garden, patio, paddock, extensive driveway, agricultural shed encompassing 2 parking bays, large workshop, log store and kennel. EPC Rating = C

Savills Perth Earn House Broxden Business Park Lamberkine Drive Perth PH1 1RA [email protected] Tel: 01738 445588 VIEWING Strictly by appointment with Savills - 01738 477 525.

DIRECTIONS From the South: Leave the M90 at Junction 8 (St Andrews) and take the second turning on the left onto the B996 (Glenfarg). In Glenfarg turn first left onto Ladeside , pass the village shop and turn right at the Cross-Road and immediately left onto Hayfield Road. Follow the road up the hill and Berryfield is the first property reached on the right hand side.

From the North: leave the M90 at Junction 9 (Bridge of Earn), keep left on the A912, and at the roundabout (Baiglie Inn now a private house) take the second exit onto the B996 (Glenfarg). Pass the Bein Inn and once in Glenfarg take the third junction on the right onto Ladeside and continue as above.

SITUATION Berryfield enjoys a superb elevated setting in a quiet location with fantastic rural views over the Kinross-shire and Fife countryside to the south and east. The house lies close to the village of Glenfarg and benefits from excellent wider access links thanks to its proximity to the M90 both northbound and southbound. Glenfarg village offers a good variety of local services, while more extensive retail and leisure facilities can be found in Perth (12 miles) and Kinross (8 miles). The location is ideal for the commuter, being accessible from Perth, Glenrothes, Dundee, Edinburgh and Stirling. Perth has a mainline train station and Edinburgh Airport with its wide range of domestic and international flights is 30 miles to the south. In addition there is a Park and Ride facility at The property benefits from a spacious lounge sink. The kitchen benefits from integrated excellent storage space. A stable door opens out Kinross which provides frequent coach services which has windows overlooking the front and appliances which include a Redfyre range cooker onto a gravelled parking area with drying green to Perth, Edinburgh and Edinburgh Airport. back gardens and double doors leading to the (electric with two ovens and two induction hobs) and children’s play area. Glenfarg has a primary school, while secondary hallway and through to the kitchen. The lounge with extractor fan over and Neff dishwasher education is available at Kinross High School. has an impressive wood burning stove set on and fridge/freezer. The kitchen has a central Off the hallway is a guest bedroom which has There are a number of highly regarded private a slate base with stone facings behind with an breakfasting island with space for a large dining dual aspect windows overlooking the front schools within convenient reach including oak mantelpiece above. Bi fold doors from the table garden. Adjacent to this is a guest bathroom Dollar Academy, Strathallan, Kilgraston, lounge open up into the sun room which has which is partially panelled and is fitted with a Glenalmond College and Craigclowan windows overlooking the paddock and gardens A door from here leads through into the utility WC, wash hand basin, corner shower and free Preparatory School. The surrounding with fantastic views to the south east. room which is also fitted with painted oak base standing roll top bath. The main hallway has countryside offers a wide range of recreational and wall mounted units. There is an integrated a feature oak stairway which leads up to a half activities and outdoor country pursuits. Trout The kitchen is fitted with a range of painted oak Belfast sink and appliances which include two way landing where the staircase splits off to the fishing may be taken on Loch Leven and salmon base and wall mounted units with a solid oak Beko washing machines and a Beko dryer. The master bedroom to the right and additional fishing on the rivers Tay and Earn. Gleneagles timber worktop and integrated double Belfast utility room has a range of cupboards providing bedrooms to the left. Hotel (19 miles) offers numerous activities as well as its renowned golf courses and St Andrews offers further world class golf opportunities 28 miles to the east.

DESCRIPTION Berryfield is an outstanding contemporary family home set in the lovely rolling countryside around half a mile west of the centre of Glenfarg. The property was built about 7 years ago and is beautifully presented throughout with a range of modern conveniences and fixtures / fittings. The house sits centrally in its gardens with a paddock to the west and beautiful views to the southeast over the Kinross-shire and Fife countryside.

The house is approached by a small flight of stairs where there is a timber front door which leads into a small entrance vestibule with a further door leading through to the reception hallway. The reception hallway gives access through to the main reception room/lounge beyond which is the sun room, visible through a set of bi folding partially glazed doors. The hallway has a cupboard/cloakroom beneath driveway of Berryfield which is gravelled and right of way entitlement. The agricultural shed Local Authority the stairs. bordered by a row of box hedges. To the south could be converted to create stabling if required. Perth and Kinross Council Tax Band G. of the house is a large area of lawn with various The master bedroom is a bright space thanks fruit trees which is fenced on three sides and has Behind the agricultural shed is a path into the Fixtures and Fittings to windows on two aspects overlooking the a gate which leads into the paddock to the west. paddock and a gate through to the patio area off Curtains and blinds, integrated white goods and surrounding countryside. It is fitted with a the kitchen. Here there are raised beds planted light fittings are to be included within the sale. walk-in wardrobe and has an en suite shower Double gates in the parking area open into with a range of soft fruit bushes and an enclosed room fitted with a WC, wash hand basin and a further gravelled parking where access can area of patio with slate paving with a raised area Photos large shower. Across the stairs is a galleried be gained to the agricultural shed, which of lawn. Taken in May 2017. landing which has space for a seating area/ encompasses 2 parking bays, large workshop, Servitude rights, burdens and wayleaves library. There are three double bedrooms log store and kennel. This area is surrounded GENERAL REMARKS The property is sold subject to and with which share a family bathroom. There is also a by further lawn space incorporating a drying Services the benefit of all servitude rights, burdens, study situated on the first floor with the family green, a 12 foot sunken trampoline and a swing Mains water supplied via pump. Mains reservations and wayleaves, including rights bathroom opposite which is partially panelled / climbing frame. To the north of this area there electricity. Septic tank. Central heating provided of access and rights of way, whether public and has a roll top bath, WC, wash hand basin is an enclosed pond which currently hosts ducks by oil fired combi boiler. Underfloor heating to or private, light, support, drainage, water and shower. and geese. ground floor and radiators on first floor. and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes, whether Outside The paddock extends to about 1.2 acres and Solicitors contained in the Title Deeds or informally To the front of the house is a shared access road can be accessed from either the main road or Macnabs Law, 10 Barossa Place, Perth, PH1 5JX. constituted and whether referred to in the which leads into the private parking area and through the neighbouring driveway which has a Tel : 01738 623 432. Fax : 01738 638 594 General Remarks and Stipulations or not. Approximate Gross Internal Floor Area: The Purchaser(s) will be held to have satisfied himself as to the 262.72 sq.m (2828 sq.ft) nature of all such servitude rights and others.

For Identification Only. Not To Scale. Offers Garage 3.25 x 6.32 10'8'' x 20'9'' Offers, in Scottish legal form, must be submitted by your solicitor Shed Carport 3.45 x 2.74 to the Selling Agents. 11'4'' x 9' 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

Dressing with the Selling Agents immediately after inspection. Utility Room 5.40 x 1.90 Bedroom 4 2.95 x 1.85 17'9'' x 6'3'' Bathroom 4.45 x 2.85 9'8'' x 6'1'' 14'7'' x 9'4'' Deposit Bedroom 1 5.85 x 3.70 A deposit of 10% of the purchase price may be required. It will Kitchen 19'2'' x 12'2'' 5.85 x 4.85 19'2'' x 15'11'' be paid within 7 days of the conclusion of Missives. The deposit Bedroom 5 Bedroom 3 Ensuite 3.00 x 2.85 4.45 x 2.85 Shower Hall 9'10'' x 9'4'' 14'7'' x 9'4'' Room will be non-returnable in the event of the Purchaser(s) failing to Landing complete the sale for reasons not attributable to the Seller or his

Vestibule Study Bathroom agents. 2.25 x 2.25 7'5'' x 7'5'' Ground Floor First Floor IMPORTANT NOTICE Sitting Room Savills, their clients and any joint agents give notice that: 9.80 x 5.85 Bedroom 2 32'2'' x 19'2'' 5.85 x 3.90 19'2'' x 12'10'' 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 Sunroom 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.

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of 2. Any areas, measurements or distances are approximate. The H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the convenience of Purchasers text, photographs and plans are for guidance only and are not only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. necessarily comprehensive. It should not be assumed that the Sinks property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Berryfield About 1.9 acres in total Paddock : 1.15 acres 17/06/07 AT Issues

198.7m

207.9m