Delford House Kinnaird, PH14 9QY bellingram.co.uk

A beautifully finished period home with a detached Coach house, set in mature gardens and grounds of about 1.9 acres in the idyllic village of Kinnaird • Entrance hall

• Drawing room

• Dining room

• Sitting room

• Traditional conservatory

• Kitchen/breakfast room

• Pantry, WC, utility room and boiler room

• 5 bedrooms (master en suite)

• Family bathroom and a shower room

• Coach house with home office and guest suite

• Heated swimming pool

• EPC Rating F

Inchture 3 miles, 13 miles, Perth 13 miles, St Andrews 24 miles, Edinburgh 53 miles

Viewing Strictly by appointment with Bell Ingram Perth office - 01738 621121. Directions Accommodation From Perth, drive east on the A90 and turn off at the Inchmichael Interchange taking The main doors open into a large reception hall where a traditional staircase rises to the first right on the interchange signposted for Rait and Kinnaird. Take the next the first floor. A large window at the mid landing floods the stair with natural light. right turn signposted for Westown and Kinnaird. Continue this unmarked road until the cross roads. Carry straight on, following the road around and the second of the Off the hall is the drawing room which has windows on two sides. It has detailed two entrances to Delford House is on the left. cornicing, picture railing, and an open fireplace with a timber mantel and slate surround. The drawing room opens into the conservatory. Situation The property is situated within Kinnaird, an idyllic village set around a 19th century The dining room is equally well proportioned and has similar traditional features to church. On the edge of the Sidlaw Hills and surrounded by the rich farmland of the drawing room and a large window overlooking the garden. A third public room the Carse of , this historic settlement is both private and easily accessible to is currently used as a sitting room. both Perth and Dundee. The spacious country kitchen has base and wall units complemented by dappled The nearby village of has a village hall, shop, hotel, post office and bowling granite worktops and there is a central island which incorporates a breakfast bar. green in addition to a primary school and nursery. Perth and Dundee have a full The kitchen has a double Belfast sink and a large Aga with four ovens, two stoves range of retail, leisure and cultural attractions. Ninewells Hospital is in Dundee and and a four-ring gas hob. There is a pair of integrated Fischer Pakel dishwasher there are also two universities. The historic waterfront at Dundee has recently seen drawers and ample space for an American style fridge/freezer. major regeneration including the much-acclaimed centrepiece Victoria & Albert museum. From the kitchen two glass panel doors open into the conservatory, a contemporary addition which has been tastefully blended with the original property. It enjoys The surrounding countryside provides salmon fishing on the rivers Earn and Tay, elevated views over the garden and there are two sets of French doors out to the championship golf courses at Blairgowrie, Carnoustie, St Andrews and Gleneagles flagstone terrace and a further door leads back into the drawing room. A focal log and an award-winning racecourse at Scone palace. burning stove makes this room suitable for all seasons. An inner hallway gives access to a WC and cloakroom, a wine cellar and a pantry. There are a number of private schools nearby including the High School of Dundee, From the kitchen a rear hall houses the boiler room, utility room, boot room and has and Craigclowan, Strathallan, Glenalmond and Kilgraston at Perth. an external door to the courtyard. The A90 is easily accessible from Delford House. This links Perth and Dundee and On the first floor are five bedrooms. The master suite has two windows, with feeds into central Scotland’s arterial motorway network via the M90. Both cities working shutters, which overlook the garden and have views to the Carse of are well-serviced by public transport including train stations with regular commuter Gowrie. The en suite bathroom has both a bath and a wet room shower, a wash services to Edinburgh, Glasgow and Aberdeen. The airport at Dundee has regular basin and a WC. flights to Stansted and Edinburgh Airport has a large number of domestic and international flights. A further two bedrooms are equally well proportioned with similar period features. A fourth bedroom is currently arranged as a dressing room with fitted wardrobes Description and a window with working shutters. These four bedrooms share a modern Delford House is a beautiful former manse of late Georgian design which is contemporary shower room which has limestone tiling on the floor and walls, a positioned within mature gardens and grounds. In recent years, it has been shower, wash basin and a WC. meticulously refurbished and renovated by its present owners to combine comfortable modern living with a rural period setting. There are two stone A secondary staircase from the ground floor gives access to a fifth bedroom and pillared entrances from the village of Kinnaird which lead to the front and rear of bathroom. By its nature, this bedroom could be used for guest accommodation or the house. as a teenager’s room. The Coach House EPC rating - F The former Coach House has been tastefully converted to provide ancillary accommodation for Delford House. The traditional stone built outbuilding has its Fixtures and fittings own private walled garden. Currently it houses a home office, gym, bedroom, Only items specifically mentioned are included in the sale. bathroom and a kitchenette. The home office can be independently accessed from the courtyard. Servitude rights, burdens and wayleaves The property is sold subject to and with the benefit of all servitude rights, burdens, Gardens and ground reservations and wayleaves, including rights of access and rights of way, whether The grounds at Delford House have been landscaped and tended to a beautify public or private, light, support, drainage, water and wayleaves for masts, pylons, standard. Extending to about 1.9 acres they combine domestic garden areas, a stays, cable, drains and water, gas and other pipes, whether contained in the Title paddock, a copse of woodland and a kitchen garden. 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 The house sits above a flourishing garden to the front which is sheltered by nature of all such servitude rights and others. specimen trees including eucalyptus, copper beech and a magnificent Wellingtonia. The large lawn area lies beneath an embankment where there is an assortment Possession of rhododendrons. The kitchen garden, which is beside the traditional stone wall Vacant possession and entry will be given on completion. boundary to the south east, has raised beds and a polytunnel. It is bordered by a small part of the garden which has apple and cherry trees. Offers Offers must be submitted in Scottish legal terms to the Selling Agents. A closing To the west is a flagstone terrace extending out from the conservatory providing an date for offers may be fixed and prospective purchasers are advised to register ideal spot for alfresco entertaining. It is edged by neat beds with rose bushes. From their interest with the Selling Agents following inspection. Under the 4th Directive the terrace steps lead up to the heated outdoor pool. The whole area has been of the Money Laundering Regulations 2017, effective from 26th June 2017, we meticulously landscaped, bounded with natural stone and stocked with a variety of are required to carry out anti-money laundering due diligence on the successful colourful plants including lavender. A tall stone wall bounds this garden to the north. purchaser to allow completion of the sale. A traditional greenhouse is set against the wall and there are two timber sheds and Important Notice a log store. Bell Ingram, their clients and any joint agents give notice that: The rear driveway to Delford House is enclosed by electrically controlled timber 1. They are not authorised to make or give any representations or warranties in gates. There is ample room for parking a number of vehicles and there is an relation to the property either here or elsewhere, either on their own behalf or on additional car port at the north gable of the house. 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 At the foot of the garden is a gate leading to an amenity paddock extending to offer or contract and must not be relied upon as statements or representations of approximately 0.45 acres. The paddock is bounded by established hedging and fact. shrubbery and a mature copse of woodland. A stable block is located in the paddock with one loose box and an open shelter for storage of garden machinery. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should Services Mains water and electricity, oil fired boiler and private drainage to a septic tank. not be assumed that the property has all necessary planning, building regulation or other consents and Bell Ingram have not tested any services, equipment or facilities. Council tax Purchasers must satisfy themselves by inspection or otherwise. Perth & Kinross Council Tax Band H.

Durn, Isla Road, Perth PH2 7HF Tel: 01738 621 121 Fax: 01738 630 904 www.bellingram.co.uk [email protected]