The Dairy, Main Street, Kirkmichael, Blairgowrie, PH10

A characterful village home with cottage and productive garden

Description

The Dairy
The Dairy sits in about 1.89 acres of ground tucked away behind the main street of Kirkmichael village. The property is private and rural whilst also being right at the heart of the community. Together with its barn and cottage, The Dairy is believed to date from the early 19th century and although it has been modernised over the years, it has a delightful rustic charm and a real sense of history. The main building known as The Dairy was converted into a home in 1992 and in 2014 it was transformed by the addition of a two storey larch clad extension on its south side. The Dairy is entered via a timber clad porch. To the left of the entrance hall are two bedrooms, a utility/shower room and a WC. To the right is the dining kitchen which is open to a bright south facing sitting room which was formed in the extension. Timber floors and an exposed stone wall give this room just as much character as the rest of the property. The kitchen is warmed by a wood burning stove and has a range cooker and a Belfast sink set into some antique kitchen cabinetry. On the first floor the main bedroom sits above the sitting room and has a bright and contemporary feel with great views over the village. It is connected to its own cosy living room which also has a fireplace. There are two further bedrooms and a bathroom on the first floor.


The Cottage
The Cottage (known as Camnacar Cottage) is a picture perfect two bedroom holiday letting cottage ( more details on income potential please speak to the selling agent.

Barn
A large stone barn is divided into sections and served with light, water and power. Over time it has been used as a party room, a freezer room and store. Currently it is a workshop and has a woodburning stove as well as a WC. There is lots of potential to develop this barn depending on individual requirements (Subject to permissions).

Additional outbuildings
Garden store
Log store
Large polytunnel
Dome greenhouse

Garden and grounds
The Camnacar burn runs through the centre of the land at The Dairy and the owner’s focus in recent years has been to encourage a highly biodiverse environment. There is a wonderful range of fruit bearing trees, wild flowers and spring bulbs in the garden which is enjoyed by all sorts of wildlife and free range chickens. A path weaves through the ground which has been left to naturalise in some places whilst in others, it has been prepared for the production of organic fruit and vegetables.

Location

The Dairy is located right in the heart of the picturesque village of Kirkmichael. Situated on the banks of the river Ardle, the village is 13 miles north of Blairgowrie and 12 miles east of Pitlochry. Kirkmichael has an active and strong local community centred around its community owned shop, community garden and with its own development officer organising regular events. The village has a primary school, village hall, three local pubs and two cake shops. In August of each year visitors come to Kirkmichael from far and wide to attend the Annual Strathardle Highland Gathering.

Blairgowrie has four supermarkets, various independent shops and local medical and professional services as well as a secondary school with buses from Kirkmichael. Pitlochry has a further selection of local professional services and independent shops, cafes and restaurants. For a more comprehensive choice of services and cultural opportunities, Perth is 30 miles south. Pitlochry has a train station with direct links to London and Inverness (including a sleeper service). Edinburgh airport is 69 miles south via the A9.

The Kirkmichael Path Network is accessible directly from The Dairy with routes along the riverside and in Kindrogan Forest. There are several golf courses in the area including the championship Rosemount course at Blairgowrie. The Perthshire hills, the Angus Glens, The Cairngorms National Park as well as the Glenshee ski centre (18 miles) are all easily accessible from Kirkmichael.

Square Footage: 1,971 sq ft


Acreage: 1.89 Acres

Directions

DIRECTIONS – from Blairgowrie take the A93 towards Glenshee. At Bridge of Cally turn left on the A924 to Kirkmichael. After about 6.5 miles enter Kirkmichael village and the entrance to The Dairy is on the right hand side just after passing the village shop.

Additional Info

Services - mains electricity, private water and drainage. Oil fired central heating. Solar panels on the carport roof are subject to a FIT scheme that generates an average of £1200 per year and runs until 2037.

Perth & Kinross Council Tax Band E

Agents Notes -the roof of the barn may be corrugated asbestos concrete. Historically the burn has overflowed onto the driveway but preventative measures were taken and have proved effective ever since.

Access: the neighbour has a right of agricultural access to his property via the driveway to The Dairy.

Fittings and Fixtures - (with the exception of certain curtains) standard fittings and fixtures will be included in the sale. The washing machine and dryer in the main house are excluded from the sale.

Photographs taken: April 2025

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.

Possession - vacant possession and entry will be given on completion.

Offers - Offers must be submitted in Scottish legal terms to the Selling Agents. A closing date for offers may be fixed and prospective purchasers are advised to register their interest with the Selling Agents following inspection.

Purchase price - Within 7 days of the conclusion of Missives a deposit of 10% of the purchase price shall be paid. 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.