The Potting Shed, Ballindean, By Inchture, Perthshire, PH14

Superb and very conveniently located country house.

Description

The Potting Shed is a stunning modern country property, beautifully and very conveniently situated within the former walled garden of the Ballindean estate. As the name suggests, the property was originally the potting shed, and it sits within one of the south facing walled gardens, which is believed to have been the site of the most northerly vineyard in Britain in Roman times. The ground itself would have been a highly productive kitchen, fruit and vegetable garden, and still has its northerly and eastern garden walls, with evidence of past greenhouses, and is open to the south. There is a date stone of 1771 and the property was very imaginatively converted in the late 1990s and then extended in 2003. A fabulous three car garage block, with a studio flat or office above, was erected in 2022, supplementing an existing double garage.

The house has been cleverly designed to make the most of its position and views across the River Tay to Fife, and is beautifully presented inside. Externally it is a lovely mix of stone, brick, wood, glass and slate, so retains much of its period character, but is thoroughly modern internally. Much of the house benefits from underfloor heating, and there are tinted double glazed windows along with solar and solar thermal panels. The accommodation is flexible, with a large sitting room which is perfect for entertaining, and can be configured for an annexe if needed. The Potting Shed is part of a small group of bespoke properties, yet is private, and being situated within a walled garden almost has its own micro-climate. As such it is a truly fabulous home.

Electric gates open to a gravelled drive which leads up to the house. At the front of the house are decked and paved seating areas, making the most of its southerly aspect, and beautifully linking the house to its gardens, creating the perfect location for entertaining. A front door opens to a hallway with useful storage cupboards. To one side is an office with fitted desk, fireplace with woodburning stove and wooden flooring. Off this is a kitchenette with units with a sink, Indesit washing machine and Proline under counter fridge, together with a shower room with wash basin and WC, and a bedroom with wooden flooring and a patio door, so ideal for an interlinking annexe if needed or incorporated within the main body of the house as it is at present.

Also off the hallway is the magnificent sitting room which has louvred window shutters, a fireplace housing a woodburning stove, and a recessed and LED backlit media unit housing a Samsung flat screen TV. Off this is bedroom 2, with a patio door, ladder steps up to a mezzanine area with attic storage, and an en suite with shower, washbasin with vanity unit and WC. Steps from the sitting room lead up to a dining kitchen. The fully fitted kitchen, lit by veluxes from above, has units with a circular sink, Bosch dishwasher, Smeg range cooker with five ring ceramic hob and extractor, and an Indesit under counter fridge and freezer. There is a tiled floor, dresser unit and ample room for informal dining. A living room, which could be used as a dining room, has patio doors, Samsung wall mounted TV, wood burning stove and extensive fitted storage cupboards, one housing a Samsung fridge freezer with water and ice dispenser. The principal bedroom has a bespoke dressing room with fitted hanging and storage units, cupboards and dressing table, as well as a partially tiled en suite with a spa bath, shower/steam cubicle with body jets, circular wash basin and WC. Off a passageway from the kitchen is a useful tiled WC with wash basin; a utility room with sink, Samsung washer/dryer and Worcester boiler; and bedroom 4 which has a patio door, oak wooden flooring and a tiled en suite with bath with shower, wash basin and WC, together with a dressing room.

At the back of the house is a paved patio which is another sheltered suntrap and seating area, with a soothing waterfall feature and a raised decked area. The garden behind has a wooden shed, a greenhouse, shrub borders and decking with two raised planters. On the other side of the house is further expansive decking with a cedar hot tub, useful garden storage under, and further decking, all designed to make the most of sunshine and light throughout the day, as well as the views. The main area of garden is a south facing lawn with trees and rhododendrons, a BBQ hut with open fire, and a pond with fountain and decked seating.

Location

The Potting Shed lies in a lovely position at the foot of the Sidlaw Hills, on the edge of the Carse of Gowrie, which stretches between Perth and Dundee. From its slightly elevated position overlooking the garden and beyond to agricultural land, the house enjoys views southwards to Fife on the other side of the Firth of Tay, and there are scenic walks to be taken locally.

There is a primary school and local shopping in the nearest village of Inchture. Secondary schooling is found at Perth High or at Harris Academy in Dundee. The recreational opportunities in the area are excellent. Nearby golf courses are found at Piperdam, Murrayshall and Perth, with Rosemount, Gleneagles, St Andrews and Carnoustie all within easy driving distance. Fishing can be taken on the River Tay and in nearby lochs, and there is sailing on the River Tay.

The Potting Shed is very conveniently situated between Dundee (10 miles) and Perth (14 miles), and is readily accessible to the A90 dual carriageway which links into the central Scotland motorway network at Perth (M90 and M9) bringing both Edinburgh (and its airport) and Glasgow within easy reach. The A90 also affords swift and easy access northwards to Aberdeen. On the other side of the Sidlaws is the A94, which links Forfar to Perth.

Dundee is the closest city and is an established centre of excellence in education, life sciences, medicine and dentistry, based around its universities (Dundee and Abertay) and the prominent teaching hospital of Ninewells. It has an impressive range of cultural facilities including the V&A museum on the regenerated waterfront in the heart of the city. Dundee also boasts a small regional airport with flights to Heathrow. Perth offers an alternative selection of professional services, shops, cultural and leisure facilities including Scotland’s most northerly racecourse nestled in the parklands of Scone Palace. There are several private schools all within easy daily driving distance of The Potting Shed including Craigclowan (preparatory only), Dundee High School, St Leonards, Glenalmond and Strathallan. Dundee High has a dedicated bus pick up in Inchture. On the other side of the Firth of Tay, in Fife lies the historic university town of St Andrews, the home of golf. In Dundee there is a mainline railway station with services to both north and south, including a sleeper.

Square Footage: 2,817 sq ft


Acreage: 1.23 Acres

Directions

From the A90 dual carriageway, between Perth and Dundee, take the B953 turning, signposted Inchture and Abernyte. Follow the B953, signposted Abernyte and Kinnaird, and then take the first turning on the left, signposted Kinnaird and Ballindean. Continue for 0.9 miles, passing the lodge entrance into Ballindean House (Teen Ranch) and take the next turning on the right, onto a private road. Then take the first right, through the garden wall, and the electric gates onto the drive up to The Potting Shed will be seen on the left.
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Distances – A90 1.2 miles, Inchture 1.5 miles, Coupar Angus 9 miles, Dundee City Centre 10 miles, Perth 14 miles, St Andrews 22 miles, Edinburgh 54 miles, Aberdeen 74 miles

Additional Info

Viewings - Strictly by appointment with Savills - .

Services - Mains water and electricity, private drainage, oil fired central heating. 16 solar panels with battery storage and 2 solar thermal panels reduce running costs and provide a useful income. There is a stand by generator.

Local Authority & tax band - Perth & Kinross Council tax band E.

Fixtures & Fittings - Fitted floor coverings, curtains and light fittings are included. The Lazy- Z-Spa hot tub is excluded.

Photos taken November 2024 and April 2025, brochure produced April 2025.

Environmental Stipulations - The garden walls and house are Listed Category B.

Garden - There may be potential for a new house to be constructed in the bottom corner of the garden, subject to the necessary planning and building consents, and site plans have been drawn up.

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. 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.

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 non-returnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents.

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.

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