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2 bedroom detached house for sale

Kilmorigh Cottage, Kindallachan, Pitlochry, Perthshire, PH9

Sold STC £255,000

Property Description

Key features

  • Pretty stone built cottage
  • Landscaped garden
  • Kitchen with Aga
  • Two reception rooms
  • Two bedrooms
  • Bathroom and shower room
  • Courtyard garden
  • Hot tub
  • EPC Rating = E

Full description

Tenure: Freehold

A charming, traditional single storey cottage, part of a small hamlet, in a highly accessible rural setting


Kilmorigh Cottage is a delightful, traditional stone and slate cottage, set in a small hamlet between the popular and historic towns of Pitlochry and Dunkeld, within the heart of Highland Perthshire. The original settlement at Kindallachan is believed to be several centuries old, and there are a number of ancient standing stones in the wider area.

Pitlochry is a popular and attractive Victorian spa town with a superb range of individual shops. There is a full range of local services including banks, a post office, a supermarket and petrol station, doctors surgery and cottage hospital. Pitlochry also offers the renowned Festival Theatre, the Dam and salmon Fish Ladder, two distilleries and several popular hotels and restaurants. For golfers, there is an 18-hole course with unparalleled views of the surrounding area.

The historic burgh of Dunkeld also has a range of local services, including a doctor's surgery, chemist, butchers, delicatessen, and shops, and is well known for its well preserved historic architecture, including the Cathedral and the National Trust Little Houses.

Local schools can be found in both Pitlochry and Dunkeld.

Perth, around 20 miles away, offers all the amenities and professional services expected of a regional city.

The A9 provides access to the north and south, connecting to the Central Scotland motorway network. Edinburgh airport lies 61 miles to the south while Dundee airport is only 35 miles to the east and has regular flights into London City Airport. There are train stations at Pitlochry and Dunkeld with regular mainline services to Inverness, Perth, Edinburgh, Glasgow and London, including a sleeper service.

Kilmorigh Cottage is ideally placed for those who enjoy the outdoors. Perthshire is famed for its wide range of sporting and leisure opportunities on offer. Locally are woodland and moorland walks, paths and cycle routes. To the north, Ben-y-Vrackie and Beinn a' Ghlo provide adventurous hill walking and mountain biking, whilst further afield, to the north is the Cairngorms National Park, with ski centres at Glenshee and Aviemore. Water sports are available on the nearby Loch Tay. There is an abundance of offerings for country sporting enthusiast, with red deer stalking and pheasant and grouse shooting as well as salmon and trout fishing all readily available.


Kilmorigh Cottage is a traditional single storey detached cottage, set within its own landscaped gardens, within this small rural settlement. It has been stylishly refurbished, yet retains much of its original character. Built predominantly of stone under a pitched slate roof, the original cottage dates from 1870 and was substantially extended in 2003, using materials such as stone and slate to retain the original character and charm, to create this comfortable and well proportioned home, ideal for those seeking a rural lifestyle.


The cottage is approached via a driveway leading from the main road. A wrought iron gate and two steps at the front of the house lead to the front door. Here is a central hall, with doors to the left and right leading off to the kitchen, a shower room, and reception rooms.

The farmhouse-styled kitchen has a range of fitted pine units, Belfast sink, integrated appliances including dishwasher and a large central island that serves as both work surface and breakfast bar. There is a 4 oven Aga, maintained under service contract, and two separate halogen hobs. Windows on three sides overlook the garden. In the ceiling is a hatch and loft ladder leading to three small attic rooms within the roof space; the boiler, water tank and electric meters are located in the first of these.

The first reception room (currently used as a dining room) has windows to the west and north, and solid beech flooring. A fireplace with Charles Rennie Mackintosh slate hearth surround provides a decorative focal point. A step down to the next reception room (used as a sitting room), also with beech flooring, has French doors leading to the side garden.

An arched door from the first reception leads to two steps and a rear hall. The hall has a door to the rear garden. Further doors lead to the two double bedrooms and bathroom, and a utility room/ closet.

The first bedroom has a window to the northern side of the house, and a built in bookshelves along one wall. The master bedroom has a generous fitted wardrobe, a window to the east side of the house and French doors leading out into a back garden courtyard.

The family bathroom has a window overlooking the garden and reclaimed fixtures including a free standing roll top bath.

The utility closet room contains a washing machine with integrated dryer, and wide shelves offering good storage space. A ceiling opening provides a wooden loft ladder up to an extensive, floored and illuminated attic space, providing excellent storage and opportunity for further extension.

There are television, telephone and internet points in the kitchen, both reception rooms, and both bedrooms.


The landscaped gardens at Kilmorigh Cottage are a particularly delightful feature, set within enclosed perimeter fencing and predominantly laid to lawn. To the front, side and rear of the house is a charming pattern of gravelled paths, paving, stone walls and raised beds, offset by the natural stonework of the cottage. Planting includes a mixture of shrubs, trees and herbaceous plants designed to provide year round interest.

With access from the main bedroom and rear door is a sheltered courtyard area. Adjacent to this is an Arctic hot tub, bordered by a raised bank providing shelter and privacy. Beyond this is an area of lawn and a garden shed. To the west of the house is a further raised grassed sweep of lawn with a greenhouse. There is ample room to construct a garage, subject to the necessary consents.


Mains water
Mains electricity
Oil fired central heating
Drainage to septic tank

Local Authority
Perth and Kinross Council Tax Band D.

Fixtures and Fittings
All curtains, carpets and white goods are included in the sale. The Tiffany light shade in the sitting room is excluded from the sale.

Access to Kilmorigh Cottage is via a private road shared with the neighbouring properties.

A9 Dualling
Any prospective purchaser should be aware that there are plans in place for dualling the A9 road network (situated to the west of Kilmorigh Cottage) between Perth and Inverness. Further details can be made available upon request from the selling agents and on the Perthshire Council website.

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, 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.


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.

Square Footage: 1,445 sq ft
Acreage: 0.25 Acres


From the Inveralmond Roundabout at Perth take the A9 heading north. After approximately 18 miles turn right onto the minor road to the hamlet of Kindallachan. From Pitlochry, take the A924 to join the A9 heading south. On joining the A9 after approximately 5 miles the turnoff onto the minor road to Kindallachan is on the left hand side. Once in the hamlet turn left at the T junction. After 200 metres the cottage is located on the left hand side, with the shared private road on the left leading round to the front of the house.

More information from this agent

Listing History

Added on Rightmove:
02 May 2017

Map & Street View

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