Kinnaird Lodge, Forgandenny, Perth, Perth and Kinross, PH2

A well located country home close to Perth and schools

Description

Constructed in the early 1970s, Kinnaird Lodge is a single storey property that has been extended and modernised over the years but which retains many characteristics that are reminiscent of the architecture of the 1970s. Original features include floor to ceiling glazing, wood panelling, asymmetrical chimney breasts, and built in shelving. The property has a ranch style character typical of many buildings of its time.

The main entrance is via a glazed, timber-lined lobby. This practical space links the main house to the utility rooms and the east wing which was added at a later date. The main part of the house is formed in a U-shape around a partially covered courtyard garden.

At the heart of the house the dining room (with wood burning stove) connects to the kitchen on one side and the sitting room on the other. Steps lead down to the modernised kitchen which also has space for a dining table. The sitting room is the largest room in the house; it is a bright and lofty space with an asymmetrical chimney breast and large windows framing views of the garden. There is even an original 1970s style bar / cabinet complete with mini sink and orange formica trim.

The main bedroom has an en suite bathroom and built in storage. There are two further double bedrooms and a shower room in this part of the house. Accessed from the front lobby is a boiler room and a utility room which is also ideal for boots, coats and dogs as it has a back door to the garden.

The east wing of the house was a later addition and has a secondary sitting room with log burning stove, a bedroom and a shower room. It is ideal for guests and relatives as it offers some independence from the main house. Its living room would also make a fabulous games room or office depending on requirements.

Outside
The garden at Kinnaird Lodge extends to about 1.25 acres. On its southern boundary there is a shallow pond filled with yellow flag iris amongst other wildflowers. To the south of the driveway the garden is mainly grass with mown paths. A mature beech hedge forms the property’s eastern boundary whilst light woodland shelters the house on its north and western sides.

There is a large parking area at the front of the house and beside the double garage. Seating areas have been created in various parts of the garden including a semi-circular stone seat near the front of the house and built in seating around the open fireplace in the courtyard garden.

Outbuildings
Double garage
Globe greenhouse
Old kennels
Timber hut for borehole

Location

Kinnaird Lodge is situated about a mile up a country lane and has a peaceful rural setting being surrounded by rolling fields and light woodland.

Local shops and the M90 are nearby in Bridge of Earn (3 miles) whilst Perth is 7.5 miles away and Edinburgh is just about 40 miles. Forgandenny is a small village centred around its schools and village hall.

Perth has a good selection of professional and cultural amenities with a concert hall, theatre, art gallery, museum and cinema as well as health and legal services. Its leisure facilities include the Perth Climbing Centre, The Willowgate Activity Centre, Perth Leisure pool and two sports centres. Perth also has several golf courses and Gleneagles and St Andrews golf courses are within 35 miles. The Perthshire hills and the Angus Glens are to the north and west (Glenshee Ski Centre is about 49 miles north) whilst the coastline of the East Neuk of Fife and St Andrews is within easy reach being about 35 miles east.

There is an exceptionally good choice of state and private schooling close to Kinnaird Lodge with primary schools in Forgandenny and Bridge of Earn, and secondary schooling at Perth Academy, Perth High School and Bertha Park Schools in Perth. Local Independent schools include Strathallan, Craigclowan, The High School of Dundee, Morrisons Academy, Dollar Academy, Ardvreck and Glenalmond which are all within 35 miles of Kinnaird Lodge.

Perth train station has services to Edinburgh, Glasgow, Dundee, Aberdeen, Inverness and London. Edinburgh Airport is about 40 miles away and there are direct flights from Dundee Airport (25 miles) to London.

All distances and travel times are approximate.

Square Footage: 2,513 sq ft


Acreage: 1.25 Acres

Directions

From Bridge of Earn follow the B935 from Bridge of Earn for almost 3 miles until passing the entrance to Strathallan School on the right. Take the next left turn up County Place and keep right at the fork. Kinnaird Lodge is about 1 mile up the unmade track on the left hand side. Please note this is an uneven farm road and is best suited to four wheel drive vehicles.

Additional Info

Viewings - strictly by appointment with Savills – .

Services - mains electricity. Private water and drainage. Oil central heating.

Perth and Kinross Council tax band H

Fixtures & Fittings – standard fittings and fixtures are included in the sale.

Access driveway – Kinnaird Lodge has right of access over the private road that leads to the property and will contribute to a share of the maintenance.

Photos taken June 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.

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.