BALLINCRIEFF HOUSE Birnam • By • • PH8 0DN BALLINCRIEFF HOUSE Birnam • By Dunkeld • Perthshire PH8 0DN

A characterful traditional house in a pretty village

Dunkeld 1.5 miles, Perth 13 miles, 14 miles, 58 miles (all distances are approximate) = 4 bedrooms, 3 reception rooms, dining kitchen Large well maintained garden Picturesque location Easy access to Perth and Dunkeld train station About 0.93 acres EPC Rating = E

Savills Perth Earn House Broxden Business Park Lamberkine Drive Perth PH1 1RA [email protected] Tel: 01738 445588 VIEWING Strictly by appointment with Savills – 01738 477525.

DIRECTIONS From Perth follow the A9 north and take the exit to Birnam (before the exit to Dunkeld). After turning off, follow the road for only a few metres and the entrance to Ballincrieff is signposted on the left.

SITUATION Ballincrieff is situated in the village of Birnam which lies adjacent to Dunkeld on the banks of the . Birnam was originally made famous by its mention in Shakespeare’s Macbeth and later by Beatrix Potter who regularly holidayed in the village. There is a permanent Beatrix Potter exhibition at the community- owned Birnam Arts Centre which is a wonderful local resource with a popular café and a gift shop. Birnam and Dunkeld are well provided for in terms of local amenities which include a medical centre, post office, bank, grocery stores, and a number of independent shops, cafés, popular bars and hotels. Perth, about 13 miles south of Birnam, has a more comprehensive range of shops and professional services and is in a pivotal position with road and rail connections to all the major cities of central . Dunkeld & Birnam railway station is on the north side of the A9 with regular services north and south.

Ballincrieff House could hardly be better placed for those who enjoy the outdoors. The River Tay, the Pass of , Dunkeld Cathedral and the ancient woodlands of the Hermitage are all nearby and only a little further afield hills such as Ben Vrackie, and Ben as well as lochs Tummel and Tay offer wonderful opportunities for walking, both these rooms which are also characterised by field sports and water sports. In the winter there attractive central fireplaces and astragal windows is skiing at Glenshee (36 miles). Golfers will with deep window sills. The drawing room has a enjoy the 18 hole Dunkeld and Birnam Golf wood burning stove while the dining room has Course and the Hilton Dunkeld House Hotel an open fireplace. A short passage connects the which, for members, provides a swimming pool formal rooms at the front of the house to more and leisure facilities. In terms of schooling, relaxed family accommodation at the rear of the the local primary school is The Royal School house where there is a guest bedroom, a family of Dunkeld with secondary schooling at room, the dining kitchen and a W.C. The guest Breadalbane Academy in Aberfeldy. There are bedroom and the family room both have exposed a number of excellent private schools within beams in the ceilings and look onto the west 25 miles, including Craigclowan and Ardvreck side of the garden. A wood burning stove in the (both preparatory), , , family room makes it cosy in the winter while Morrison’s Academy and Kilgraston (girls only). French windows connect it with the garden in the summer. The kitchen is a warm and sociable ACCOMMODATION room fitted with solid timber base units and with The front door of Ballincrieff opens to a broad space for a family dining table in the centre. reception hall which has a dining room on The two oven gas fired Aga is the focal point of one side and a drawing room on the other. A the room and a wall of floor to ceiling cupboards fabulous solid wood parquet floor runs through provides excellent storage. A broad timber staircase rises from the front additional bedroom here if required. The family Outside A9 Dualling Project: The following website reception hall up to the first floor. A step leads bathroom is also on this landing. On the lower Timber double gates open to the front driveway provides the most up-to-date information up from the main landing to a luxuriously level the landing becomes a passageway which into Ballincrieff where there is also ample on plans for dualling the A9 at the Birnam big master bedroom with en suite bathroom leads to two further double bedrooms both with parking. A second shared driveway leads up to junction: https://a9co-creative.scot/ and a large dressing area with floor to ceiling vaulted ceilings and exposed timber beams giving rear of the property where there is more private Servitude rights, burdens and wayleaves wardrobes. Subject to obtaining the relevant them lots of character. parking a single garage. The house is situated The property is sold subject to and with planning consents, there is potential to create an in a garden of about 0.93 acres which gives the the benefit of all servitude rights, burdens, house privacy and amenity. Much of the garden reservations and wayleaves, including rights is down to lawn but there are some wonderful of access and rights of way, whether public mature trees which have become something of or private, light, support, drainage, water an adventure playground in the front garden. and wayleaves for masts, pylons, stays, cable, Beside the kitchen is a paved terrace which is a drains and water, gas and other pipes, whether lovely spot to sit out in the summer evenings. contained in the Title Deeds or informally GENERAL REMARKS constituted and whether referred to in the General Remarks and Stipulations or not. Services Mains water, electricity, gas and drainage. The Purchaser(s) will be held to have satisfied Gas fired Aga and electric central heating. himself as to the nature of all such servitude rights and others. Local Authority Perth and Council Tax Band G Offers Offers, in Scottish legal form, must be Fixtures and Fittings submitted by your solicitor to the Selling Agents. The fitted carpets, curtains and kitchen It is intended to set a closing date but the seller appliances are included in the sale. The contents reserves the right to negotiate a sale with a single of Ballincrieff House may be available for party. All genuinely interested parties are purchase by separate negotiation. advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection. Approximate Gross Internal Floor Area: Deposit 274.52 sq.m (2955 sq.ft) A deposit of 10% of the purchase price may be required. It will Garage & Garden Store: 30.75 sq.m (331 sq.ft) be paid within 7 days of the conclusion of Missives. The deposit For Identification Only. Not To Scale. 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.

Photographs May 2018

Bedroom 4 Family Dining Date Code 4.93 x 2.67 Room Kitchen 16'2'' x 8'9'' 4.88 x 4.47 5.18 x 5.00 250518 SC 16' x 14'8'' 17' x 16'5'' IMPORTANT NOTICE Savills, their clients and any joint agents give notice that: Sitting Room 1. They are not authorised to make or give any representations or 4.98 x 4.67 16'4'' x 15'4'' warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or WC otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form Hall Bedroom 3 part of any offer or contract and must not be relied upon as 3.05 x 3.05 10' x 10' statements or representations of fact. 2. Any areas, measurements Bedroom 2 5.26 x 3.96 or distances are approximate. The text, photographs and plans 17'3'' x 13' are for guidance only and are not necessarily comprehensive. Dining Room It should not be assumed that the property has all necessary 5.03 x 4.19 16'6'' x 13'9'' planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must Master satisfy themselves by inspection or otherwise. Bedroom 6.63 x 4.98

21'9'' x 16'4'' Tomcroy

Ground Floor House 11

Oakwood

Garden Store 4.93 x 3.12 Garage 16'2'' x 10'3'' 5.51 x 2.77 18'1'' x 9'1'' Ballincrieff Ensuite Bathroom Ground Floor Bathroom th Pa

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. Ground Floor First Floor

Ordnance Survey © Crown Copyright 2018. All rights reserved. Licence number 100022432.Pl otted Scal e - 1: 1150