Kirkholm, Kinnettles, Forfar, Angus

Kirkholm is a striking and highly individual listed residential property, formed from the sensitive conversion of the former Kinnettles Parish Church, set within the rural parish of Kinnettles near Forfar, Angus. Originally constructed in 1812 to designs by architect Samuel Bell, the building has been thoughtfully transformed into an impressive and characterful family home, while retaining its architectural integrity and historic presence. The property now offers extensive and flexible accommodation arranged over three levels.

Externally, the building is constructed of grey rubble stone with ashlar dressings beneath a traditional roof, and retains a number of notable ecclesiastical features, including a distinctive birdcage bellcote with a stone pyramid crowning the west gable. The south elevation is particularly impressive, featuring two large pointed-arched stained-glass windows at ground level. The beautifully preserved multi-coloured stained glass, arranged in intricate patterns, creates a striking visual feature while allowing exceptional levels of natural light to flood the interior, casting rich colour and atmosphere throughout the principal living space.

Kirkholm occupies a truly unique setting within an earlier walled graveyard, lending the property a profound sense of history, character and place, rarely found in modern residential homes.

The accommodation is entered via an entrance porch, which leads to a highly versatile ground-floor room, ideal for use as a bedroom, home office or additional living space, together with a WC. This in turn opens into the breath-taking principal living area, a dramatic lounge with a soaring double-height ceiling, feature fireplace with LPG stove, and magnificent stained-glass windows rising through two floors, creating a truly memorable focal point.

A defined dining area sits adjacent, with doors opening directly to the private secluded garden, and flows seamlessly through to the well-appointed fitted kitchen, thoughtfully arranged for both everyday living and entertaining. A separate utility room provides valuable additional storage and practicality, discreetly supporting the main living spaces.

Beyond the kitchen, a further hall leads to a comfortable sitting room (former vestry), also featuring an LPG stove, providing a more intimate and relaxing reception space. Two staircases—positioned to the front and rear of the property—provide access to the upper floors, enhancing both the flow and flexibility of the accommodation and allowing the layout to adapt easily to a variety of lifestyles.

The first floor is arranged around a gallery landing, open to the principal living space below and offering elevated views across the lounge and the striking stained-glass windows. There are three generous bedrooms on this level, each benefiting from its own en-suite shower room, with the principal bedroom also featuring a bath. The bedrooms enjoy attractive open views across the surrounding setting, enhancing the sense of space and tranquillity. The gallery landing itself provides a further versatile area, ideal for use as a reading nook, study or additional informal living space.

The second floor provides additional flexible accommodation, including a fifth bedroom and a further versatile room, which could be used as a sixth bedroom, home office, study or hobby room, together with a shower room and excellent storage provision. A spacious landing on this level offers an attractive sitting or reading area, enjoying open views and further enhancing the sense of light and space. The property further benefits from oil-fired central heating, complemented by underfloor heating throughout the ground and first floors, ensuring comfort and efficiency year-round.

EPC Rating - E
Council Band - F
Tenure - Freehold

Summary of Accommodation

Ground Floor:
• Entrance porch
• Sixth bedroom/Office
• WC
• Impressive double height lounge with stained-glass windows
• Dining area with doors to the garden
• Fitted kitchen
• Sitting room
• Inner halls
• Two staircases to upper floors
First Floor:
• Open gallery landing overlooking the lounge
• Three bedrooms - Three en-suite shower rooms (bedroom one also with bath)
Second Floor:
• Fourth bedroom
• Fifth bedroom/Office
• Shower room
• Storage areas
Additional:
• Oil central heating, complemented by underfloor heating throughout the ground and first floors
• Private secluded garden - Grounds incorporating former walled graveyard
• Shed

Location
Kirkholm is situated within the small rural parish of Kinnettles, surrounded by open Angus countryside and enjoying a peaceful village setting with attractive views across rolling farmland. The area offers a tranquil rural lifestyle with a strong sense of community, while remaining conveniently placed for access to nearby towns and services.

Forfar, a short drive away, provides a comprehensive range of amenities including supermarkets, independent shops, cafés, schools and leisure facilities. The city of Dundee is also within easy reach and offers further retail, cultural and employment opportunities, along with mainline rail connections to Aberdeen, Edinburgh and beyond. The surrounding area is well suited to outdoor pursuits, with countryside walks, cycling routes and access to the Angus Glens and coastline all close at hand.

Combining architectural significance, dramatic interior spaces and a unique historic setting, Kirkholm represents a rare opportunity to acquire a beautifully converted former church in a picturesque and well connected rural location.

General Remarks & Information

Fixtures and Fittings:
Only appliances specifically mentioned in the sales particulars are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.

Services:
Oil central heating, complemented by underfloor heating throughout the ground and first floors, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).
Waste drainage is to a septic tank.

Viewing:
By appointment through Rettie St Andrews. 28 Bell Street, St Andrews, KY16 9UX. Email: Tel:

Offers:
Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.

Council Tax Band:
F

EPC Rating:
E

Postcode:
DD8 1TQ

Tenure:
Freehold

Particulars Prepared:
27th April 2026

Internet Website
This property and other properties offered by Rettie & Co. & Rettie LLP's. can be viewed on our website at as well as Rightmove, OnTheMarket and The London Office.

Servitude Rights, Burdens & 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 or not referred to above.

Important Notice

Rettie, their clients and any joint agents give notice that:
They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

All Rettie floorplans are drawn to RICS standard. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. & Rettie LLP’s have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.

All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.

Proof and source of Funds/Anti Money Laundering
Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction.

All individuals involved in the transaction are required to produce proof of identity and proof of address. Rettie use electronic verification, if this is not possible original documents are acceptable.

Misrepresentations
The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co. or Rettie LLP’s, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.

The Purchaser(s) shall be deemed to acknowledge that they have not entered into contract in reliance on the said statements, that they are satisfied themselves as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.

Any error, omission or misstatement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.


EPC Rating: E
Council Tax Band: F