Hilltown of Ballindean Farm ,

Hilltown of Ballindean Farm Inchture, Perthshire

Inchture 2 miles, Perth 11 miles, 11 miles, Edinburgh Airport 50 miles

A very attractive farm on the edge of the Sidlaw Hills with superb and elevated views across the Carse of .

Lot 1 Hilltown of Ballindean Farm Lovely 4-bedroom farmhouse with 149.67 acres magnificent views.

Set of modern farm buildings, traditional steading and Dutch barn.

128 acres arable, 13 acres permanent pasture, 5 acres woods, 4 acres miscellaneous.

Lot 2 Land at Guardswell Large south-facing arable field with road frontage. 49.77 acres

Lot 3 Land beside Wester Ballindean A very attractive and south facing ring-fenced 63.74 acres block of land with 36 acres arable, 17 acres permanent pasture, 9 acres woods, 2 acres miscellaneous.

Lot 4 Carseview Cottage Lovely single storey house built in 2008 with 0.29 acre 3 bedrooms, garden and large shed.

Lot 5 The Green Barn Site Full planning consent for a new country house by 2.03 acres the Denholm Partnership Architects on superb and elevated site, with enough land to create a garden and landscaped grounds.

For sale as a whole or in 5 lots.

About 266 acres (107 ha). Situation Description Hilltown of Ballindean Farm has a private and yet Hilltown of Ballindean is a most attractive stock The accommodation comprises: First Floor: Landing; Bedroom 1 with pair of accessible location on the edge of the Sidlaw and arable farm extending to about 266 acres. built-in wardrobes and vanity units; Bedroom Hills and with superb views over the renowned The farm includes a lovely period farmhouse Ground Floor: Front door; Hall with understair 2 with pair of built-in hanging cupboards and agricultural district of the . with magnificent views, a modern cottage, full cupboard; Sitting Room with open fireplace vanity units; Bathroom with bath, “Mira” shower planning consent to build a new country house, and shelved alcove; Dining Room with French unit, pedestal wash basin with illuminated mirror The farm is extremely well situated and is and a fine combination of agricultural land and windows to garden; large walk-in shelved and shaving unit, heated towel rail, shelved equidistant (11 miles) from Perth and Dundee, woodlands. The farm is served by a useful set of cupboard; Kitchen with electric cooker, stainless cupboard; upper Landing with linen cupboard; with a dual carriageway (the A90) linking the two buildings and, unusually, has two driveways. steel sink, fitted cupboards and shelves; Rear Bedroom 3 with pedestal wash basin and cities and providing swift access to Edinburgh Hall with thermostat unit and electric fuse box built-in cupboard; Bedroom 4 with small and Glasgow. The woodlands are a particular feature of the and plumbed for washing machine; WC. hanging cupboard. farm. They provide amenity, shelter for livestock, There is a hotel, primary school, pre-school and were strategically planted to form the basis An attractive staircase, with a fine balustrade, The farmhouse is in Council Tax band D and has nursery, village hall, shop, bowling green and of a family shoot. There is roe deer stalking on rises in easy stages to: an EPC rating of F. church in the nearby village of Inchture; with the farm. comprehensive shopping, schooling and hospital facilities in Dundee and Perth. The Farming System airport at Dundee has regular flights to Stansted While a number of farms in the neighbourhood near London, and both Edinburgh and Glasgow are run as arable units, the vendors have chosen airports have a large number of domestic to manage the farm with a focus on a herd of connections throughout the UK, as well as a suckler cows and a flock of sheep. As a result, range of international destinations. the fences throughout the farm are in good stock proof condition and there is water to the There are private schools within easy reach of fields, which have good fertility. the farm including Craigclowan, Glenalmond, Kilgraston, Strathallan, Dollar Academy, Dundee LOT 1: HILLTOWN OF BALLINDEAN FARM High School and St Leonards. (149.67 ACRES) The Farmhouse The Carse of Gowrie is rural and unspoilt with The farmhouse has a superb elevated setting productive farmland rising from the with magnificent south-facing views across the to the Sidlaw Hills. There are opportunities for Carse of Gowrie towards the River Tay and Fife. a wide range of outdoor pursuits in the locality with many lovely walks and cycle rides in the It dates from the late eighteenth century, with an countryside. Salmon fishing can be rented on extension in around 1800. Built on two floors, it beats on the Earn and Tay. For the golf enthusiast is constructed of a lovely red sandstone quarried there are courses at Rosemount, Blairgowrie, as locally, and with a pitched slate roof. Renovated well as the Championship courses of St Andrews, and modernised, particular features of the Carnoustie and Gleneagles, all of which are within farmhouse include Georgian design sash-and- a 40-minute drive. case astragalled windows, a stone hearth in the kitchen, panelled doors, wood floors and There are livestock markets at Forfar and oil-fired central heating. Stirling, and a wide range of agricultural suppliers and merchants who serve the district. The farmhouse was comprehensively renovated between 2002 and 2005 with the restoration of several original features including the salt stone in the kitchen. Floorplans Gross internal area. 2,092 sq ft (194.35 sq m) (Including Stores) For identifi cation purposes only.

Ground Floor First Floor Outbuildings roof and a hardcore floor. It provides useful Cattle Shed 3 (15.74m x 8.63m) Behind the house there is an old Dairy with storage and garaging space. Attached is a Store In 4 bays of timber frame construction beneath a stone shelves, and a former Laundry with (8.42m x 4.62m) of traditional construction. box profile roof with stone walls and a hardcore a “Worcester” oil-fired boiler and a pair of floor. Open side with feed barrier and trough. earthenware sinks. Cattle Shed 1 (13.61m x 13.09m) In 3 bays of timber frame construction beneath Cattle Shed 4 (34.21m x 8.61m) Garden a box profile roof with box profile cladding and In 8 bays of timber frame construction beneath In front of the house there is an attractive garden Yorkshire boarding, block walls and a hardcore a box profile roof with Yorkshire boarding, block bounded by a stone wall and a beech hedge. floor. Open side with feed barrier. walls and part concrete, part hardcore floor. Features include a pathway, plum tree, lawn Includes a Lean-to (26.94m x 3.93m) extending and patio. Sheep Shed (26.99m x 12.03m) to 6 bays and containing cattle handing facilities. In 6 bays of timber frame construction beneath Attached is a feed store. Land a box profile roof with box profile cladding and The land lies conveniently to the north and east Yorkshire boarding and a hardcore floor. It is Cattle Shed 5 (29.56m x 8.80m) of the farm buildings. suitable for housing sheep, hay/straw, and In 7 bays of timber frame construction beneath a machinery/vehicles. box profile roof, Yorkshire boarding, block walls It comprises: and part concrete, part hardcore floor. Attached 127.76 acres Class 3 arable ground Barn (16.40m x 4.98m) is a Bull Shed (12.56m x 5.77m) with a timber (presently in grass leys) Constructed of stone and slate with a concrete frame, box profile roof, Yorkshire boarding and 12.65 acres permanent pasture floor. Opens to a Workshop (5.49m x 5.20m). block walls. Open side with feed barrier. 5.40 acres woods Attached to the Barn are former Stables (13.45m 3.86 acres buildings, miscellaneous x 5.00m) of traditional construction and a garage. Dutch Barn (28.36m x 6.59m) 149.67 acres total. Situated at the end of the farm track and at the Cattle Shed 2 (15.12m x 8.37m) south of Small Hay Field is a Dutch Barn which Farm Buildings In 3 bays of timber construction beneath a box is in 6 bays of steel frame construction with a Implements Shed (19.30m x 5.56m) profile roof and with stone walls. Open side with corrugated roof. Situated behind The Old Farmhouse is a feed barrier. traditional range built of sandstone with a slate

LOT 2: LAND AT GUARDSWELL (49.77 ACRES) Situated at the northern end of the farm, this is a productive block of arable land. It has convenient frontage to the minor county road linking and Kinnaird.

It is a large arable field (46.03 acres) which is south-facing, well-drained, stock-proof fenced, and the western half was re-seeded in 2014 with a rye grass and clover mix.

The vendors have, by custom, taken crops of silage and hay off this field. It is also suited for growing arable crops of cereals, potatoes, and oilseed rape.

There is a small area of sheltered permanent pasture (3.74 acres) at the western side of the field.

The solum of the track on the edge of the field leading to Tinkletop is not owned. LOT 3: LAND BESIDE WESTER BALLINDEAN (63.74 ACRES) This is a compact and very attractive block of land which, like the rest of the farm, faces south.

It comprises: 35.73 acres (Class 3 arable ground, presently in grass leys) 17.15 acres permanent pasture 9.15 acres woods 1.71 acres miscellaneous 63.74 acres total. LOT 4: CARSEVIEW COTTAGE (0.29 ACRE) Built in 2008 to a design of G S Brown Ltd on Floorplans Gross internal area. the site of a previous cottage, Carseview has 1,095 sq ft (101.73 sq m) lovely south-facing views towards the River Tay Garages and with Fife beyond. 760 sq ft (70.60 sq m) For identifi cation purposes only. It is built of brick, which is harled, and with a tiled roof. There are a number of features including well-proportioned rooms, radiators in each room, and heating from an air source heat pump.

The accommodation comprises a covered Porch, Hall, Sitting Room, Kitchen, Three Bedrooms (1 en suite) and a Bathroom.

The cottage is in Council Tax Band D, and has an EPC rating of C.

There is a garden in front and to the side of the cottage, and this has a eucalyptus tree. The garden is sheltered by a mature cypress hedge.

Behind the cottage there is a large Garage and a set of Dog Kennels.

Ground Floor Ground Floor LOT 5: THE GREEN BARN (2.03 ACRES) Architects’ plans as to how a new house The Green Barn might look are included, and further details are A new driveway leads to The Green Barn, which available from Denholm Partnership Architects has a magnificent and elevated situation with (Tel: 01764 670899). splendid views across the Carse of Gowrie. The proposed accommodation is: There is the unusual opportunity for the buyer to design and build a new house on this site, Ground Floor: Open plan Kitchen/Dining/ and to create a fine garden and grounds Sitting Room with glazed south gable wall, with landscaping. Utility Room, Snug/Study/ Bedroom 5, Bedroom 2 plus en-suite, Bedroom 3, Full planning consent (Reference: 14/02047/ Bedroom 4, Bathroom. FLL) has been granted for the construction of a new house. Details can be viewed online at the First Floor: Bedroom 1 plus en-suite, Study/ planning portal of Perth and Council: Gallery, Void over Sitting/Dining Room. www.pkc.gov.uk. The services to the existing building/site comprise mains water and electricity.

Ground Floor Upper Floor Acreage and Property Schedule

Other – roads, buildings, Lot No Description Arable Land in Grass Leys Permanent Pasture Woods Comments gardens, miscellaneous 1 The Farmhouse Paddock beside house 0.82 Vacant possession Hilltown of Ballindean Farm Agate Knowe (part) 30.88 Agate Knowe (part) 1.08 1.26 The 18 Acre 17.77 0.96 Green Barn 16.18 1.82 Large Hay Field 17.49 1.36 Small Hay Field 12.26 Hilltown Field 23.30 The Hill (part) 9.88 The Hill (part) 10.75 Farm Buildings Vacant possession Solum of new farm road 0.26 Track to Dutch Barn 0.87 Solum East Drive 0.69 Buildings 2.04 Sub-Total 127.76 12.65 5.40 3.86

2 Land at Guardswell Guardswell Field 46.03 Guardswell Field 3.74 Sub-Total 46.03 3.74

3 Land beside Wester Ballindean 0.77 Pipeline Field 14.97 The Bank 17.15 2.15 4.79 West Field 20.76 0.74 0.70 Misc – including solum 1.71 of West Drive Sub-Total 35.73 17.15 9.15 1.71

4 Carseview Cottage Garden and miscellaneous 0.29 Presently occupied by the farm manager under a service occupancy

Sub-Total 0.29

5 The Green Barn Site Barn and miscellaneous 2.03 Full planning consent for the construction of a new house Sub-Total 2.03 Total 209.52 33.54 14.55 7.89 Viewing Basic Payment Scheme Date of Entry Viewing is strictly by appointment with the Joint The vendors have submitted an application The date of entry will be by arrangement with The buyer of Lot 4 will be granted a vehicular Selling Agents. to claim Entitlements to a Basic Payment. the seller. right of access over the east drive, with The Basic Payment Entitlements in respect of maintenance according to user. Services Hilltown of Ballindean Farm are included in the Timber and Minerals Mains water, private drainage, mains electricity. sale. The subsidy from the Basic Payment in All standing and fallen timber on the farm, as The buyer of Lot 5 will be granted a vehicular relation to the 2015 farming year will be retained well as the mineral rights, are included in the right of access from points F to E to G, as NB The mains water meter for the subjects in by the vendors. sale insofar as they are owned. shown on the sale plan, and with maintenance Lots 1, 4 and 5 (occupied houses and buildings) according to user. is situated on the edge of the farm beside the The Single Farm Payment received in December Directions (Postcode PH14 9QS) county road and close to point F on the sale 2014 was the sum of £13,426 arising from the From Perth, travel in an easterly direction The owner of a nearby property called The plan. The supply also serves the excluded Entitlements to Single Farm Payment. on the A90 dual carriageway. Turn off at the Cottage has an existing right of vehicular access Hill House, and another property known as Inchmichael Junction and follow the signs to over the east drive. The Cottage. Farm Code Kinnaird. Turn right at the first crossroads, and Hilltown of Ballindean Farm is registered by the west drive to the farm is on the left hand The owner of Hill House has a right of vehicular The seller currently has a contract with the water Agricultural Food and Rural Communities – side at the entrance to the hamlet of Ballindean. access down to the bottom of the west drive. supply company Business Stream (customer Rural Payments and Inspections Directorate reference 2119291/76) and the quarterly bill is in (AFRC-RPID) under the code of 696/0013. From Dundee, travel in a westerly direction New Fencing the region of £600. on the A90 dual carriageway. Turn off at the If the farm is sold in Lots, the purchaser of Lot The farm has a business reference number Inchture Junction, cross over the bridge over 5 will be responsible for erecting a stock-proof Local Authorities of 128306. the dual carriageway and follow the sign to Rylock fence round the perimeter of this Lot, as Perth & Kinross Council, Pullar House, Ballindean. The road leading to the east drive is shown pegged on the ground. Kinnoull Street, Perth PH1 5GD The sum of £2,747 was received in April 2015 on the right hand side after one mile. Tel: 01738 475000 from the Scottish Beef Calf Scheme. Clawback Rights of Access Interested parties should note that the legal Potential purchasers must make their own An annual grant of £636 is received from the There is a clearly marked footpath over a section Disposition for Lot 3 will include a clause enquiries of Council. Scottish Government Rural Payments and of the western part of the farm. whereby in the event that any form of Inspections Division under the Farm Woodland development takes place on West Field within AFRC-RPID Scheme (reference 1497384) until the The buyer of Lot 1 will be conveyed ownership 20 years of the date of entry, the sellers and Broxden Business Park, Lamberkine Drive, year 2021. of the solum of the east drive and the existing their successors will receive a single payment Perth PH1 1RX right of vehicular access over the bottom, non- equivalent of 50% of the uplift in value of the Tel: 01738 602000 Ingoing Valuation owned section of the east drive (between points field arising as a result of the development. In In addition to the purchase price, the buyer of C and D on the sale plan). order to secure the clawback payment, the Solicitor Lot 1 will be required on the date of entry to pay purchaser will grant a first ranking standard Brodies LLP, 15 Atholl Crescent, an additional and separate sum for: The buyer of Lot 1 will be granted a vehicular security to the sellers. Edinburgh EH3 8HA 1. All hay on the farm. right of access over part of the driveway leading Tel: 0131 656 0166 to and owned by Hill House from the beginning 2. All silage in bags on the farm. Offers of the new farm drive to the county road Offers should be submitted in Scottish legal form Miscellaneous Income 3. All straw on the farm. (between points E and F on the sale plan). The to the selling agents. Prospective purchasers are An annual income of £71 is received 4. All fertilisers, seeds, sprays and chemicals liability for repairs, maintenance and upkeep of advised to register their interest in writing with from wayleaves. on the farm. this section of the driveway between E and F will the selling agents following inspection. 5. The diesel and oil tanks and their contents. be according to user. Environmental Stipulations Closing Date The farm is in the Strathmore and Fife Nitrate The buyer of Lot 1 will have the option to buy The buyer of Lot 3 will be conveyed ownership A closing date for offers may be set and Vulnerable Zone. the contents in the farmhouse at a separate and of the solum of part of the west drive, as shown prospective buyers should note their interest additional valuation. on the sale plan, and the existing right of formally to the selling agents. The seller reserves Sporting Rights vehicular access over the bottom, non-owned the right to conclude a bargain for the sale of The sporting rights are in-hand. section of the west drive (between points A and the farm ahead of a closing date and will not be B on the sale plan). obliged to accept the highest or any offer. Financial Guarantee Agents’ Note All offers (regardless of the country of residence The vendors of this property have a proprietary base rate current from time to time will failure and in the event of the loss and expenses of the offering party) must be accompanied by a interest in Strutt & Parker and Rettie & Co. be charged thereon from the term of entry until being less than the amount of the said deposit guarantee or alternative form of reference from a payment. Consignation shall not avoid payment the seller shall account to the purchaser for any bank which gives the seller satisfaction that the Special Conditions of Sale of the foregoing rate of interest. In the event of balance thereof remaining in his hand. purchaser has access to the funds required to The purchaser of the farm shall within five the purchaser failing to make payment of the complete the purchase at the offered price. working days of conclusion of missives make balance of the said price at the date of entry, The farm will be sold subject to all rights of way, payment as a guarantee for due performance payment of the balance of the purchase price rights of access, wayleaves, servitudes, water Exclusion of a sum equal to ten per cent of the purchase on the due date being of the essence of the rights, drainage and sewage rights, restrictions Hill House, garden and surrounding land are price on which sum no interest will be allowed. contract, the seller shall be entitled to resile from and burdens of whatever kind at present existing excluded – as shown coloured light blue on the Timeous payment of said sum shall be a the contract. The seller, in that event reserves and whether contained in the Title Deeds or sale plan. material condition of the contract. In the event the right to resell or deal otherwise with the otherwise, and whether formally constituted or that such payment is not made timeously, the subjects of sale as he thinks fit. Furthermore, he not affecting the subjects of sale. Health and Safety seller reserves the right to resile without further shall be entitled to retain in his hands the initial Given the hazards of a working farm we ask you notice. The balance of the purchase price will payment of ten per cent herein before referred to The seller shall be responsible for any rates, taxes to be as vigilant as possible when making your be paid by Bankers Draft at the date of entry which shall be set off to account for any loss and and other burdens for the possession and for inspections, and take access at your own risk. and interest at five per cent above the Bank of expense occasioned to him by the purchaser’s collection of income prior to the said date of entry. Reproduced from the Ordnance Survey Mapping with the permission of the Controller of Her Majesty’s Stationery Office. Crown Copyright (ES763454). NOT TO SCALE

Hilltown of Ballindean IMPORTANT NOTICE Edinburgh Edinburgh Strutt & Parker LLP & Rettie & Co give 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 28 Melville Street, Edinburgh EH3 7HA 11 Wemyss Place, Edinburgh EH3 6DH 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 & Rettie & Co do not have any authority to give any representations or warranties 0131 226 2500 0131 220 4160 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 & Rettie & Co do not accept responsibility for any expenses incurred by prospective purchasers in inspecting [email protected] [email protected] properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Strutt & struttandparker.com rettie.co.uk Parker & Rettie & Co will try to have the information checked for you. Photographs taken August 2015. Particulars prepared September 2015.