BALLOCH COTTAGE COSHIEVILLE BY ABERFELDY PH15 2LE DETACHED STONE BUILT COTTAGE ACCOMMODATION FEATURES HALLWAY IMMACULATELY PRESENTED SITTING ROOM OIL CENTRAL HEATING DINING ROOM DOUBLE GLAZING CONSERVATORY SMALL ORCHARD 2 DOUBLE BEDROOMS PADDOCK & LARGE HEN AREA EN-SUITE BATHROOM KENNEL & DOG RUN FAMILY BATHROOM RAISED VEGETABLE BEDS FULLY FITTED KITCHEN EXTENSIVE GARDENS UTILITY ROOM SCOPE FOR CONSIDERABLE EXTENSION OUTBUILDINGS CAR PORT WITH LOCKED SHED ATTACHED OFFERS OVER: 265,000 VIEWING: CONTACT MACNABS FOR APPOINTMENT TELEPHONE 01738 623432 OR CONTACT SELLER - TELEPHONE 01887 830729
This charming, stone built, detached cottage is quietly situated within substantial landscaped garden grounds in a private position approximately 5 miles from the town of Aberfeldy in the heart of Perthshire. The county of Perthshire offers outstanding scenery and in and around the property many outdoor leisure pursuits including hill walking, golfing, fishing etc are available. The town of Aberfeldy provides a wide range of shopping facilities and amenities, professional offices, banking, primary and secondary schools, library and swimming pool together with Doctors surgery and cottage hospital. The cottage is situated adjacent to the B846 road from Aberfeldy to Kinloch Rannoch and therefore easy access can be obtained to the beautiful scenery at Kinloch Rannoch, Loch Tay and to the nearby popular Scottish mountain, Schiehallion. The cottage has been carefully refurbished and now boasts a new kitchen, utility room and two new bathrooms in addition to complete redecoration, re-carpeting, new windows and an oil fired central heating system with two multi fuel stoves within feature stone surrounds. In addition, there is a large conservatory to the front of the property which provides an ideal haven for relaxation. With the exception of two small gable windows, all windows are fully double glazed. Careful attention to insulation within the property has been made, making for a most comfortable home with the benefits of modern additions to the property but retaining the charming cottage style accommodation. The property stands within extensive but easily maintained garden grounds which offer potential for the possibility of extending the property subject to planning and consents. In addition, there is a small paddock adjacent, a hen run, dog kennel, raised vegetable beds and several timber outbuildings. Early internal viewing of this property is very highly recommended to fully appreciate the extent of accommodation and ground on offer and the beautiful Perthshire location. ACCOMMODATION COMPRISES:- CONSERVATORY 13 2 x 12 10 The conservatory provides the main entrance to the front of the property and is extremely spacious with a dwarf wall and louvre blinds fitted to all windows and takes full advantage of the south facing position and the outlook over the grounds. 6 power points. HALL 6 3 x 3 7 The inner hallway is entered via the conservatory by a split cottage style double door. The hallway gives access to the sitting room, dining room and downstairs bathroom and a staircase leads to the upper floor. SITTING ROOM 12 0 x 11 5 This most comfortable sitting room has a front facing window with deep display sill. The main feature of the room is the multi fuel set in a stone hearth. Excellent storage accommodation is provided by large fitted cupboards enclosed with sliding mirrored doors. Shelved alcove. Wall lights. Original pine cottage door. Wooden curtain poles. Six power points. Fitted carpet.
DINING ROOM 13 9 x 10 3 This lovely traditional style room has a front facing window with deep display sill. The main feature of the room is the excellent multi fuel stove Another feature of the room is the original beamed ceiling. The room provides ample space for both dining and use as a family room. Shelved alcove. Walls lights. Fitted carpet. Inset downlighters. Telephone point. Television point and Sky television connection. Eight power points. Wooden curtain pole. Half glazed door leading from hall. KITCHEN 11 4 x 9 6 The kitchen has been recently refitted with modern wall and base units in cream and white and incorporating two double wall display units with glazed doors. Complementary work surfaces and matching breakfast bar with storage unit under. Included within the sale are the stainless steel Electrolux double oven and grill with ceramic hob and extractor chimney over and with stainless steel splashback. The kitchen again retains the cottage feel having open shelving and utensil racks and incorporating a large double width larder unit providing excellent storage. There are duel aspect windows allowing for generous natural lighting. Concealed plinth heater. Slate tile effect vinyl flooring. Pine door. Space for tumble dryer. Ceiling pulley. 8 power points. UTILITY ROOM 9 7 x 6 6 This excellent utility room is situated adjacent to the kitchen with a window to one side and a double glazed door to the other side leading directly to the gardens. The utility room is well fitted with floor and wall units in white shaker style with complementary work surfaces and including a deep sink and drainer in granite rock and fitted with stainless steel mixer tap. Heated towel rail/radiator. Plumbing for dishwasher and washing machine. Slate tile effect vinyl flooring. The corner leaded glass fronted display cabinet is included in the sale. Cloak hooks and shoe rack. Shelving. High level meter cupboard. Ceramic wall tiling. Six power points. Shoe cabinet.
BATHROOM 10 9 x 6 2 Fitted with a suite in white comprising bath with Victorian style mixer tap and shower attachment, rail and curtain over; WC; and wash hand basin. Ceramic tiling Opaque rear facing window. Wall light and inset downlighter. Stainless steel towel rail/radiator. Pine door. From the hall, the staircase leads to the upper landing where generous natural lighting is provided by the velux window. MASTER BEDROOM 14 5 x 14 2 (maximum) This charming room has slightly coombed ceilings adding real character to the property. A double glazed window overlooks the front of the property with an additional single glazed side facing window. Inset downlighters and ceiling light. Cottage style door. Three power points. EN-SUITE BATHROOM 8 8 x 4 2 Another recent installation, this most attractive en-suite bathroom is fitted with a suite in white comprising a deep free standing bath, a WC with macerator and wash hand basin. The bathroom has a ceramic tile splashback to the bath and a mosaic style tiled splashback to wash hand basin. A velux window allows generous natural lighting. Inset downlighters. Electric heated towel rail/radiator. Chrome towel ring. Wall light. Hatch to attic area. BEDROOM 1 14 2 x 11 11 Another room of considerable character having slightly coombed ceilings, a front facing double glazed window and a side facing single glazed window. Deep storage cupboard. Inset downlighters and wall light. Cottage style door. Slimline electric panel heater. Four power points.
OUTSIDE To the rear of the property incorporated within the building, are two excellent storage cellars, one of which is suitable for sitting a deep freeze and has two power points and the exterior sensor light control. The other cellar is used as a coal cellar and can easily take one ton of coal. The property stands within 0.63 of acre and has panoramic views of the surrounding countryside. These are principally laid out in lawn for ease of maintenance but with large beds of trees, shrubs and herbaceous planting. There is a small orchard comprising two cooking apple trees, two eating apple trees, one damson tree and one Victoria plum tree. One of the trees has an attractive wrought iron tree seat surrounding the trunk and this is included in the sale. The garden ground is cleverly divided by use of trellis fencing. An abundance of spring bulbs (snowdrops, daffodils and tulips) are planted within the grounds. Prospective purchasers should note that the free standing garden statuary is excluded from the sale. The property provides generous parking with a large gravel driveway entering through double gates leading to a car port with an attached corrugated shed (12 0 x 8 10 ) providing excellent storage and with clear corrugated roof panels allowing natural lighting. The driveway continues on a track right round the property and exiting again by means of a further set of double gates on to the public road. There are a number of outbuildings situated within the grounds including two timber sheds, a log store, a large timber shed with a rear stone wall and an additional log store to one end, a recently installed tool shed (8 0 x 6 0 ) with side window and two further log stores. Neatly concealed to one side of the property is the outside central heating boiler and the oil storage tank with 1200 litre capacity (260 gallons). Outside water tap. In addition to the garden grounds there is a small adjacent field to the south with a field shelter and a hen run which is fully enclosed. The property stands adjacent to, but well above the Keltneyburn and sits not far below the Falls of Keltney. The property extends for approximately half a mile up the B846 towards Kinloch Rannoch to a bridge and incorporates the area between the road verge and the Keltney burn. This area is largely laid out in woodland and is a Site of Special Scientific Interest. The property is served by a public water supply and a septic tank which is located within the grounds of the property. The Council Tax Bank for the property is Band D. DIRECTIONS: From Aberfeldy leave the town over Wade s Bridge on the B846 to Kinloch Rannoch. After approximately 5 miles, at Coshieville, there is a turning to the left signposted to Fortingall. DO NOT take this road, but stay on the main B846 heading towards Kinloch Rannoch. Balloch Cottage is situated on the left hand side after approximately 300 yards and is clearly signboarded. INCLUDED IN SALE All blinds and fitted floor coverings are included in the sale. Some white goods may be left. DISCLAIMER: Whilst these particulars are believed to be correct and are given in good faith, they are not warranted, and any interested parties must satisfy themselves by inspection, or otherwise, as to the correctness of each of them. These particulars do not constitute an offer or contract or part thereof and areas, measurements and distances are given as a guide only. Photographs depict only certain parts of the property. Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of services and appliances.