POND HOUSE BLAIRHILL, KINROSS-SHIRE POND HOUSE BLAIRHILL, RUMBLING BRIDGE, KINROSS-SHIRE, KY13 0PU CONTEMPORARY FAMILY HOME CLOSE TO DOLLAR ACADEMY WITH OVER 8 ACRES OF LAND WITH A SUPERB RURAL OUTLOOK Outstanding family home with open plan living areas Close to Dollar Academy Kitchen with AGA and Siemens appliances – open plan dining area Ground floor sitting room with doors out to garden Mature gardens to the front and rear Wild garden with pond Porch and entrance hallway with cloakroom. Large south facing open plan living / kitchen / dining area. Drawing room. Utility room. Master bedroom suite with terrace. 3 further bedrooms (2 en suite). Family bathroom Stable complex with 4 loose boxes and tack room. Machinery store and field shelter Riding arena. Grazing of about 6 acres Steel barn with hard standing Car port and single garage / store EPC = C Savills Edinburgh Wemyss House About 8.28 acres in total 8 Wemyss Place Edinburgh EH3 6DH 0131 247 3738 [email protected] Situation Pond House is a hidden gem situated in the rolling Kinross countryside in a wonderfully private location along a quiet country lane, conveniently just off the main road through the village of Rumbling Bridge. Crook of Devon (1.7 miles) has a village shop and post office while Kinross (8 miles) has a supermarket, primary and secondary schooling and professional services. Dollar Academy is 4 miles to the northwest and the area is popular with families who also need to be within commuting distance of Edinburgh (33 miles) and Glasgow (39 miles). Pond House is also ideally placed for access to some of Scotland’s most beautiful countryside: the hills and glens of Perthshire to the north, the Trossachs to the west as well as St Andrews and the pretty fishing villages of Fife to the east. Gleneagles Hotel which is only 12 miles away, is recognised as one of the best hotels in Scotland and has superb leisure and restaurant facilities, not to mention its famous golf courses. More locally there are golf courses in Muckhart, Kinross and Dollar. There are also numerous walking, hacking and cycling routes in the nearby Ochil and Lomond Hills and direct access to horse trails from the property. In addition to Dollar Academy, private schooling at Glenalmond, Strathallan, Kilgraston and Craigclowan are all within about 30 miles of Pond House. Description Pond House is an excellent rural family home which was built by the current owners in 2008 to an exacting standard. The house is perfectly set up for modern day family living and extends to about 3,900 sq ft with accommodation on two floors. The house faces south and has large windows which allow lots of light inside and frame fabulous views over the surrounding countryside and stables / riding arena. The entrance hallway is accessed by double doors from the porch where there is a cloakroom and door out to the driveway and car parking area. To the front of the house and facing south is a superb open plan living area with floor to ceiling windows and doors out to the garden. The room is heated by an impressive wood burning stove, set under a stone mantelpiece. The kitchen is fitted with a range of oak units with a granite work top. There is an integrated double Belfast sink, oil fired AGA and Siemens appliances which include a hob and oven, useful if the AGA is off in the summer months. There is space next to the kitchen for a dining table overlooking the garden. Across the hallway from the kitchen is a utility room with sink and plumbing for a washing machine along with a cleverly designed drying cupboard. At the back of the house is another sitting room with a movie screen and Bose surround sound system. The bedroom accommodation is all on the first floor and to the front and south facing is the master bedroom suite with dressing area, en suite bath / shower room (with steam shower) and south facing terrace. There are an additional three bedrooms (one en suite), one of which has a terrace overlooking the pond. A family bathroom also sits off the hall and serves two of the bedrooms. Overlooking the staircase is a study area with skylight above. The house is accessed by a long gravel drive which leads to a parking area by the house and up to the car port. Mature gardens surround the house on two sides and to the rear of the house is a naturally fed Mill pond with wild garden beyond. For outdoor dining and barbequing there is a large south facing patio by the kitchen / dining with a lawn beyond. The stable complex is situated to the south of the house next to the riding arena. The stables are L shaped and have four loose boxes and a tack room. There is electricity and a water supply. The arena is fenced and has a sand base, measuring 21x43m. A fenced walkway leads up towards the paddock where there is a Barn with a further three stables or hay/machinery store and field shelter. In total the grazing extends to about 6 acres and is secured by post and wire fencing. The paddock is split into two, with the smaller area having a field shelter. Directions Head west from Junction 6 on the M90 for 6 miles and upon reaching Rumbling Bridge turn right in the village. After crossing the River Devon turn left into the lane (marked by a stone gate pillar). Follow the private road for about a mile and the driveway to Pond House can be found on the right hand side. General Remarks Viewing Strictly by appointment with Savills - 0131 247 3738. Services Private water supply. Private drainage to septic tank. Central heating provided by oil fired boiler. Local Authority & tax band Clackmannanshire Council tax band G. Solicitors Gillespie Macandrew Broxden House Lamberkine Drive Broxden Roundabout Perth PH1 1RA Tel: 01738 231 000 Planning In October 2010, planning permission was granted for an extension to the east of the house. For the avoidance of doubt the planning has now lapsed. Fixtures & Fittings Standard fixtures and fittings are included in the sale. 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. Brochure prepared June 2019. Photographs taken June 2019 Ordnance Survey © Crown Copyright 2015. All rights reserved. Licence number 100022432. Plotted Scale - 1:1310 Terrace 5.24 x 2.95 17'2" x 9'8" Bedroom 2 5.04 x 4.27 16'6" x 14'0" Drawing Room/ Cinema 8.69 x 5.04 28'6" x 16'6" Utility 3.18 x 2.66 10'5" x 8'9" Bedroom 3 Boiler 3.72 x 3.16 12'2" x 10'4" Store Sky Entrance Hall Porch 7.75 x 2.42 G a llery Pond House 25'5" x 7'11" Sky Lower Level Hall 2 364 M (3,917 SQ FT ) Hall FOR IDENTIFICATION PURPOSES ONLY Bedroom 4/ Kitchen Study 5.48 x 3.70 Living Room 18'0" x 12'2" Master Bedroom (Max imum) Dressing Area 10.50 x 7.43 9.14 x 3.83 5.92 x 4.05 3.43 x 2.94 34'5" x 24'5" 30'0" x 12'7" 19'5" x 13' 3" 11'3" x 9'8" (Maximum) (Maximum ) Sky Sky Sky Sky Dining Area First Floor Terrace 3.50 x 3.26 11'6" x 10'8" (Maximum) Ground Floor Savills Edinburgh Wemyss House 8 Wemyss Place Edinburgh EH3 6DH 0131 247 3738 [email protected].