TOMNABRACK COTTAGE Pitlochry Perthshire PH16 5JT

TOMNABRACK COTTAGE Pitlochry Perthshire PH16 5JT

TOMNABRACK COTTAGE Pitlochry Perthshire PH16 5JT A delightful extended cottage with an exceptionally pretty garden Pitlochry 3 miles, Aberfeldy 12 miles, Perth 25 miles, Edinburgh 69 miles (all distances are approximate) = 3 reception rooms, 3 bedrooms Selection of useful outbuildings Beautiful private garden Close to Pitlochry About 1.24 acre in all EPC Rating E Savills Perth Earn House Broxden Business Park Lamberkine Drive Perth PH2 8EH perth@savills.com Tel: 01738 477525 Solicitors Gilson Gray 29 Rutland Square Edinburgh PH2 8EH Tel: 0131 285 1810

VIEWING Strictly by appointment with Savills 01738 477525. DIRECTIONS From Perth follow the A9 north for about 22 miles until reaching the turning (right) to East Haugh and Croftinloan. Having turned off the A9, turn immediately right again and follow the road around a sharp left bend and then for about 500m passing three houses on the left hand side before reaching the entrance to Tomnabrack s driveway also on the left. SITUATION Tomnabrack has an idyllic elevated position completely hidden from its neighbours and at the end of its own driveway. While enjoying a picturesque and private rural location, the cottage also benefits from being just about 3 miles from Pitlochry and about half a mile from the A9. Pitlochry is a picturesque and vibrant highland town with a range of services including a cottage hospital, dentist, supermarket, banks and a number of independent shops. Both primary and secondary schooling is available in the town. Pitlochry is also home to the much loved Festival Theatre. There is a mainline railway station with regular trains running north and south, including a sleeper service to London. The enduringly popular House of Bruar offers further shopping about 13 miles north of Tomnabrack Cottage, but for a larger choice of shops and professional services, Perth is about 25 miles to the south. Tomnabrack is within striking distance of some of Perthshire s most beautiful landmarks and towns: Dunkeld, Aberfeldy, the Pass

of Killiecrankie, The Queens View at Loch Tummel, Ben Vrackie and Schiehallion as well as lochs Tummel and Tay to name a few. With so much dramatic countryside on the doorstep it is no surprise that there is a huge choice of outdoor activities available in the area. DESCRIPTION Dating from the late 18th century and originally part of Atholl Estates, Tomnabrack Cottage is a pretty traditional stone cottage which has been extended. It is now a delightful home, full of character and with a pleasing mix of traditional features and modern comforts. ACCOMMODATION The main entrance to Tomnabrack Cottage is via a bright conservatory which overlooks the garden. The conservatory has a practical tiled floor and space for a dining table or comfortable chairs and it makes a welcoming entrance. Double doors open to a reception hall from where there is access to the sitting room, kitchen, utility and shower room. The sitting room, along with the cloakroom, utility room and dressing room is one of the most recent additions to the house. With its vaulted ceiling, large windows, French doors and a wood burning stove framed by old stone lintels, it is a bright and lofty room with plenty of character. In contrast the dining room with its original window openings and part wood panelled walls is a cosy room ideal for evening entertaining. Beyond the dining room and also in the original part of the house is the master bedroom. This is a charming room with the original fire surround and an en suite dressing room fitted with floor to ceiling wardrobes. A contemporary bathroom beside the master bedroom has underfloor heating and a dual fuel towel rail. The kitchen is at the rear of the house. It links to the dining room and the hall and has a separate larder as well as space for a small table. Finally on the ground floor is a shower room and a well equipped utility room with back door. On the first floor of Tomnabrack a small landing gives access to two double bedrooms and a contemporary bathroom which also has underfloor heating and a dual fuel towel rail. Outside The garden at Tomnabrack Cottage is a particularly lovely feature of the property. Extending to about an acre it is mainly laid out to the south and west of the property. To the right of the entrance driveway a bank of daffodils and rhododendrons run down to a small burn which marks the northern boundary of the property. A white painted wrought iron gate opens from the driveway to the cottage garden where stunning herbaceous borders are filled with colour. Roses climb the walls of the house and beyond the borders an expanse of lawn is edged by sections of stone dyke and mature trees and shrubs. From the foot of the garden there is a fabulous view over the A9 to the River Tummel. Outbuildings Studio The studio adjoins the house but is currently accessed from the outside. However the infrastructure is in place within the sitting room wall to create an internal access between the two rooms. Double Garage Garden Shed Workshop Greenhouse

GENERAL REMARKS Services: Mains water and electricity, private drainage. Oil fired central heating and electric underfloor heating in the bathrooms. A gas supply (currently not in use) is available to the studio and to the fireplaces in the sitting room and the master bedroom. Planning Permission Planning Permission for the extension (1997) includes an additional bedroom above the sitting room. Although this room was never built there may be potential to create it in the future, subject to obtaining the relevant consents. Copies of the 1997 plans are available on request. Local Authority: Perth and Kinross Council Tax Band E This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

Fixtures and Fittings: The fitted carpets, curtains, light fittings and all kitchen appliances are included in the sale. The stone obelisk in the garden, the oak corner cupboard in the dining room and the heavy garden bench and all potted plants are specifically excluded from 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. Approximate Gross Internal Floor Area: 218.13 sq.m / 2348 sq.ft (including Studio) Outbuilding: 49.42 sq.m (532 sq.ft) For Identification Only. Not To Scale. First Floor Bedroom 2 4.57 x 3.35 15' x 11' Bathroom Bedroom 3 3.33 x 2.95 10'11'' x 9'8'' Kitchen 5.87 x 2.54 19'3'' x 8'4'' Double Garage 6.05 x 4.83 19'10'' x 15'10'' Shower Utility 2.92 x 2.74 9'7'' x 9' Shed 3.05 x 1.85 10' x 6'1'' Workshop 4.32 x 3.96 14'2'' x 13' Outbuildings Ground Floor 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. Dressing 4.27 x 1.52 14' x 5' Bedroom 1 4.34 x 3.63 14'3'' x 11'11'' Bathroom Vestibule Dining 4.29 x 3.56 14'1'' x 11'8'' Hall Sitting 7.62 x 5.05 25' x 16'7'' Studio 4.67 x 3.66 15'4'' x 12' 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 nonreturnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents. Ground Floor Conservatory 3.71 x 3.68 12'2'' x 12'1'' 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. Photographs: July 2017. Date Code: 12/04/18 [SC]