The Fossoway Estate

Yetts o’Muckhart, -shire

A superb residential and sporting estate in a very accessible location in the heart of within commuting distance of both and

Yetts o’Muckhart 1.5 miles, Kinross 6 miles, Perth 20 miles, Edinburgh 30 miles, Glasgow 45 miles Features:

Fossoway Lodge A family-sized country house including 4 reception rooms, entrance hall and inner hall, conservatory, large farmhouse kitchen and breakfast room, master bedroom suite with dressing room and bathroom, large guest bedroom with en suite bathroom, 5 further bedrooms, 2 further bathrooms, shower room.

Gardens and Grounds Beautiful formal and informal gardens and extensive grounds including ornamental pond, all-weather tennis court, summerhouse and wooded policies.

Outbuildings A range of outbuildings including lofted double garage with temperature controlled wine cellar, stables with 2 looseboxes, hay/feed store, machinery and equipment store, kennels and log store.

Gardener’s Cottage A traditional cottage with sitting room, kitchen, 3 bedrooms and bathroom. Extensive structural repairs and internal renovation in 2012 and potential for extension in the adjoining hay/feed store, subject to planning consent.

Sportings Magnificent high bird pheasant shoot, roe deer stalking, duck flighting and trout fishing on the River Devon.

Farming Productive stock farm producing useful annual income.

Forestry and Woodland 67 acres of mixed woods including a combination of mature deciduous woodland and coniferous plantations strategically planted as game coverts.

For sale as a whole or in two Lots.

About 781 acres (316 ha).

Situation Fossoway Estate is situated on many lovely walks and rides in the the southern edge of the Ochil surrounding countryside. Hills, about 1.5 miles from Yetts o’Muckhart in Kinross-shire. Loch Leven is famous for its varied birdlife and excellent trout fishing. From the top of Lendrick Hill There are good local golf courses there are spectacular views in all at Muckhart, Kinross and , directions but notably to the south whilst the Championship Courses towards the Forth Valley and at Gleneagles are 9 miles north and beyond, and to the east towards the world famous golf resort of Loch Leven. is 35 miles east of Fossoway. The estate is conveniently located for the M90 motorway which Description provides fast access to Edinburgh. Fossoway is an outstanding Glasgow is about an hour’s drive residential and sporting estate of away. Both cities have international high quality and beauty. The estate airports. Perth is approximately rises from about 267 feet above sea 20 miles to the north. Kinross (6 level in the valley of the River Devon miles) is the county town with a to a high point of 1,520 feet above good range of shops, restaurants sea level at the summit of Lendrick and other facilities including a Hill. The house and indeed most of doctor’s surgery, swimming pool, the estate benefits from a southerly leisure centre, and bowling green. aspect with far-reaching views.

Yetts o’Muckhart has a local shop The core of the estate is the with a café and a pub/restaurant. charming Fossoway Lodge, which has been fully refurbished and There are primary schools in Yetts redecorated and is well-maintained o’Muckhart, and by the present owners. The house Cleish, and a secondary school in is ideal for a family, and there Kinross. There are a number of is an atmosphere of warmth, private schools within easy reach comfort and elegance. Outside, including Strathallan, Kilgraston, the vendors have created beautiful St Leonard’s, Craigclowan, gardens, grounds and policies Ardvreck, Glenalmond, and nearby which perfectly complement the Dollar Academy. house with a range of features including a small loch, barbecue There is a major livestock market hut, all-weather tennis court and at and a wide range of summerhouse. A particular feature agricultural merchants in the area. is the stream running through the heart of the garden. Situated a short Kinross-shire is rural and unspoilt distance from the main house, the with productive farmland rising Gardener’s Cottage is ideal for a from Loch Leven to the Lomond dependent relative or employee(s) Hills and the Ochils. There are and has the potential to be extended opportunities for a wide range into the adjoining hay shed, subject of outdoor pursuits nearby and to the appropriate planning consent.

Fossoway Lodge Planted with advice from the Game Approached by an attractive drive Conservancy and now approaching through mature wooded policies maturity, the woods on the estate with and laurels, provide the basis for a really fun Fossoway has an elevated position and exciting high pheasant shoot with fine southerly views. The with 9 drives. Additional sport drive crosses over the stream by includes roe deer stalking, trout a charming bridge and into two fishing on the River Devon and gravelled roads with one each duck flighting. leading to gravel parking areas at the front and back doors of the The farm has several fields of house. All the principal rooms face enclosed lowground pasture south, with penetration of natural and extensive rough grazings on light and spectacular views from the hill. most rooms being key features of the house. Lot 1 – The Fossoway Lodge Estate – About 198 acres Having been extensively renovated The Fossoway Lodge Estate is and partially extended as a a delightful and compact estate family home where the current with a lovely country house and owners have brought up their gardens, a cottage, outbuildings, four children, the accommodation grazing lands, woods, a spectacular is perfectly arranged for shoot, fishing on the River Devon, contemporary family living. and a novice cross-country course. It is laid out as shown on the floorplans within this brochure: Fossoway Lodge

Approx gross internal areas

6,907 sq ft = 641.66 sq m

Garage and Loft: 1,126 sq ft = 104.61 sq m

Illustration for identifi cation purposes only. Not to scale.

First Floor Second Floor

Ground Floor Ground Floor

Outbuildings Close to the house is a block-built – all underplanted with camassia, double garage with up-and-over daffodils and wild flowers. doors and a concrete floor. Above In early spring paths and glades the garage is a floored spacious around the house are carpeted with loft with access via a hatch with snowdrops, daffodils and bluebells. Ramsay ladder. Adjoining the Foxgloves and wild garlic extend garage with access from within is a up the stream to the hill and, in the custom-built insulated wine cellar summer, the meadows adjoining with thermostatic control. Also the River Devon are full of incorporated within the building wild flowers. but with external access only is a single room store currently used as Beyond the gardens is an enclosed a tack room. all-weather tennis court with en tout cas surface beside which is Additional outbuildings serving a summerhouse and croquet lawn. the main house include a log shed adjoining the house, kennels with Whilst complementing the house outdoor enclosure and a walk- beautifully, the garden has been in shelter for four horses in the established for ease of management paddock behind the house. which does not require the services of a full-time gardener. Gardens, Grounds and Policies The house is surrounded by Gardener’s Cottage extensive mature gardens. There are Set in a secluded position, a short lawns, shrubs, herbaceous borders distance from the main house with and mature trees including beech, access off the main drive, this is yew, cedar and larch. Late spring is a traditional stone-built cottage a special time with rhododendrons which was substantially renovated and azaleas in flower and the and modernised in 2012. drive is heavy with their scent. A charming informal garden has The accommodation includes an been planted to the north with entrance hall, sitting room, kitchen/ an ornamental pond, a range of breakfast room, 3 bedrooms, a shrubs and ornamental trees and cloakroom with WC and bathroom a network of mown paths. There over two floors. is also a barbecue hut with inside seating and central open fire with The cottage is presently let on a chimney which opens on to an area Short Assured Tenancy, which can of wooden decking. To the west be terminated upon serving two there is a secluded small garden months’ notice in writing. The accessed through a yew hedge with current rent is £8,400 per annum. herbaceous plants and flowering shrubs. On the eastern side is the Outbuildings enclosed former kitchen garden for Adjoining the cottage and forming the estate, which is now planted part of the same stone range is a with mixed shrubs. Apple and double garage with log shed and plum trees grow on the south- storage area behind, a hay/feed facing slope in front of the house store and stables building with Fishing Forestry 2 looseboxes. This building has The estate includes about 853 There is a total of 53 acres of the potential to be converted to metres of double bank and about woodlands on Lot 1. residential accommodation as an 1,290 metres of single (left) bank extension of the existing cottage, fishing on the River Devon. This The deciduous woods of the policies subject to the appropriate planning is an attractive stretch of water and low ground around Fossoway consents. flowing through a picturesque Lodge are a particular feature of wooded glen. There is a good the estate and comprise a range of Further to this, there is a population of brown trout species including oak, sycamore, separate workshop building and providing enjoyable sport on light beech and birch. The estate has a triple garage. tackle. In 2014, a brown trout of population of red squirrels. over 3lbs in weight was caught in Sportings one of the pools above the falls. The coniferous woodlands on the estate are primarily spruce (both Shooting Riding Sitka and Norway) with some larch The south-facing and sunny The estate is well-suited for riding. and Scots pine. These were laid aspect of the estate, combined The present owners created a out and established in the 1990s with the natural topography and particularly enjoyable cross-country under the guidance and supervision strategically planted deciduous and course about 20 years ago. of the Game Conservancy in order coniferous woods, result in a premier to enhance the sporting capability quality driven pheasant shoot. Land of the estate, to provide shelter for The Fossoway Lodge Estate livestock and improve the overall The shoot has a first-class extends to approximately 198 acres amenity of the estate. reputation in the region for high in total. This can be analysed as to: pheasants. The drives included Lot 2 – Lendrick Hill – in Lot 1 are called The Beeches, Land Type Acres About 583 acres Percy’s, Patrick’s, New Drive, The land in Lot 2 is known as Lendrick West and The Gardens. Pasture 100 Lendrick Hill. In addition to the formal driven Rough Grazings 40 shoot, there is enjoyable rough It is a large area of mainly Woods 53 shooting for mixed game including south-facing land which provides snipe, woodcock, pigeons, rabbits Gardens, grounds 5 useful rough grazings for livestock. and hares. and policies The perimeter is stock proof Total 198 fenced, and sheltered at the The River Devon attracts wild northern end by the adjoining duck which can be flighted at dusk. The land in Lots 1 and 2 has forestry plantation. traditionally been let to a Roe Deer Stalking neighbouring farmer for grazing of There are four woods (totalling There is a considerable population sheep on an annual seasonal grazings 14 acres) on Lot 2 and which were of roe deer in the locality and the basis. In recent years, the combined designed and planted for shooting. estate provides exciting stalking annual rent has been £6,500. They are as shown on the sale plan for roe buck and does. The open and are called Charlie’s, High Wood, season for bucks is 1 April to The estate does not own any Lendrick East, and Fossoway. There 20 October and for does it is 21 Entitlements to Single Farm is the opportunity to further harness October to 31 March. Payment/Basic Payment. the topography by establishing more drives for pheasants and partridges. This can be achieved by new plantations and/or use of strategically sited game crops. Method of Sale The remainder of Lot 2 comprises The estate is offered for sale by 569 acres of hill grazings. It is private treaty. considered that it is well suited for an afforestation planting scheme. Environmental Designations/ Historic Listings General Remarks and There are no known environmental Further Information designations or historic listings on the estate. Directions The estate is reached by leaving Timber and Minerals the M90 motorway at Junction All standing and fallen timber and 6 and following the A977 west mineral rights are included in the towards Crook of Devon. After sale insofar as they are owned. about ¾ mile, turn right signposted to Stirling and the A91. When Services reaching the A91, turn left and Mains water, mains electricity, continue through the hamlet of private drainage, oil-fired central . After a straight stretch of heating (with recently installed road there is an avenue of beech modern oil tank), security and trees, and the entrance to the estate smoke alarms. is marked by a pair of gate posts on the right hand side. Date of Entry By mutual agreement between the Viewing seller and purchaser. Viewing is strictly by appointment with the selling agents, Strutt & Outgoings Parker LLP (tel 0131 226 2500). The house and cottage in Lot 1 are Overseas Purchasers Special Conditions of Sale in the following bands for Council Any offer from a purchaser who The purchaser of the estate shall not avoid payment of the Government Bodies Tax purposes: is resident outwith the United shall within five working days foregoing rate of interest. In the Perth & Kinross Council, Kingdom must be accompanied of conclusion of missives make event of the purchaser failing to by a guarantee from a bank that is payment as a guarantee for due make payment of the balance of Pullar House, 35 Kinnoull Street, Property Band Perth PH1 5GD acceptable to the seller. performance of a sum equal to the said price at the date of entry, Tel 01738 475000 Fossoway Lodge H ten percent of the purchase price payment of the balance of the Gardener’s Cottage D Solicitors on which sum no interest will purchase price on the due date Forestry Commission Anderson Strathern LLP, be allowed. Timeous payment being of the essence of the contract, Algo Business Centre, Glenearn Road, * Inclusive of water charge but 1 Rutland Court, of said sum shall be a material the seller shall be entitled to resile Perth PH2 0NJ. Tel 01738 442830 excluding sewerage Edinburgh EH3 8EY condition of the contract. In from the contract. The seller, in Tel 0131 270 7700 the event that such payment is that event, reserves the right to AFRC: RPID Offers Fax 0131 625 8030 not made timeously, the seller resell or deal otherwise with the Strathearn House, Broxden Offers should be submitted in Email anne.chapman@ reserves the right to resile without subjects of sale as they think fit. Business Park, Lamberkine Drive, Scottish legal form to the selling andersonstrathern.com further notice. The balance of the Furthermore, they shall be entitled Perth PH1 1RX. Tel 01738 602000 agents. Prospective purchasers are purchase price will be paid by to retain in their hands the initial advised to register their interest Note Bank transfer at the date of entry payment of ten percent herein in writing with the selling agents If you require this publication in and interest at five percent above before referred to which shall be following inspection. an alternative format, please the Bank of Scotland base rate set off to account for any loss and contact Strutt & Parker LLP on current from time to time will be expense occasioned to them by the 0131 226 2500. charged thereon from the term of purchaser’s failure and in the event entry until payment. Consignation of the loss and expenses being less Reproduced from the Ordnance Survey Mapping with the permission of the Controller of Her Majesty’s Stationery Office. Crown Copyright (ES763454). NOT TO SCALE

than the amount of the said deposit and whether contained in the Title the seller shall account to the Deeds or otherwise, and whether purchaser for any balance thereof formally constituted or not remaining in his hand. affecting the subjects of sale.

The estate will be sold subject The seller shall be responsible to all rights of way, rights of for any rates, taxes and other access, wayleaves, servitudes, burdens for the possession and for water rights, drainage and sewage collection of income prior to the rights, restrictions and burdens of said date of entry. whatever kind at present existing

Strutt & Parker Edinburgh 28 Melville Street, Edinburgh EH3 7HA

+44 (0)131 226 2500 [email protected] struttandparker.com

50 offices across England and Scotland, including 10 offices in Central London

IMPORTANT NOTICE Strutt & Parker LLP gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker LLP does not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker LLP does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken Summer 2014. Particulars prepared August 2015.