Lot 1 - Hill Of Ballindean Farmhouse, Kinnaird, Inchture, Perth, PH14

Lot 1 - A contemporary five-bedroom principal farmhouse set in an elevated position with stunning views across the Carse of Gowrie, complete with generous garden grounds and a large detached double garage. Additional land extending to 14.91 ha (36.84 acres) available by separate negotiation.

Hill of Ballindean Farmhouse
The principal farmhouse was constructed in 2018 Its striking glazed gable wall is designed to make the most of its elevated position, perfectly framing the breathtaking setting at the top of the hill. The panoramic views across the Carse of Gowrie, stretching as far as Dundee, are truly exceptional.

Externally, the property combines stone and timber finishes, creating a distinctive and attractive frontage.

A covered entrance porch leads into a welcoming vestibule and onwards into an impressive sitting room, where the full-height glazed frontage provides stunning views over the Carse. A wood burning stove forms an attractive focal point within this space. There is access through an external door into a boot room which also opens into the inner public room. This principal living area flows seamlessly into a large rear reception area, which in turn provides access to four ground-floor bedrooms, three of which benefit from built-in mirrorfronted wardrobes. Bedrooms three and four are served by a nearby shower room with WC and wash hand basin, while bedroom one lies adjacent to the family bathroom, which includes a separate shower.

An oak staircase rises from this area to the mezzanine level, where there is a fifth bedroom featuring a large mirror-fronted wardrobe and an en suite shower room. The spacious galleried landing is bright and airy, offering versatile use as a home office or additional sitting area. With its glass balustrade, it also enjoys outstanding south facing open views across the Carse.
Returning to the ground floor, the generously proportioned kitchen is well-equipped with an extensive range of base and wall-mounted units. Integrated appliances include eye-level double ovens, a ceramic hob with extractor hood, and a fridge freezer. Double glazed doors open directly onto a large paved entertaining terrace.

Beyond the kitchen, the utility room provides further storage, along with ample space for additional laundry appliances. The Worcester Ground Source Heat Pump, providing room controlled underfloor heating is also located here, and there is an external door leading out to the patio.

The surrounding garden is predominantly laid to hard landscaping and grass with thoughtfully positioned planting. There is plenty of space for a garden room / office to enjoy the views, subject to necessary planning.

A recently completed detached double garage with two powered doors, is situated adjacent to the house, completing the offering.

There is also an option to purchase two additional fields totalling 14.91 ha (36.84 acres) coloured blue on the sale plan.

Hilltown of Ballindean is situated within the Carse of Gowrie, a scenic and highly regarded area of eastern Scotland. The nearby village of Inchture, approximately four miles away, offers a range of local amenities including a post office, convenience store, primary school and church.

The surrounding area combines attractive open countryside with excellent transport links to the cities of Perth, Dundee and Edinburgh. From Perth, the M90 provides direct access to Edinburgh, while the A9 and M9/M80 connect to Stirling and Glasgow, with the A9 continuing north towards Inverness. The A90 runs north from Dundee to Aberdeen. Two miles to direct Ember bus services to Edinburgh, Edinburgh airport, Glasgow, Perth, Dundee and Aberdeen. Rail services are available from both Perth and Dundee, and Dundee Airport offers flights to London Stansted. Edinburgh Airport is also easily accessible.

Perth, located approximately 13 miles away, provides a wide range of amenities including supermarkets, independent shops, a hospital, railway station, medical practices, a library, and leisure and fitness facilities. Secondary schooling is available within Perth itself, with a number of highly regarded independent schools in the region, including The High School of Dundee, Strathallan School, Morrison’s Academy and Glenalmond College. Preparatory education is also available at Ardvreck and Craigclowan.

The farm is also ideally positioned for access to Dundee, Scotland’s fourth-largest city and a UNESCO City of Design, recognised for its contributions to areas such as medical research, publishing and digital industries. Dundee’s waterfront has undergone significant regeneration and now offers excellent retail facilities, including major department stores and retail parks. The city is home to two universities, with the University of Dundee being home to one of the UK’s leading medical schools. A wide range of cultural and leisure facilities are available, including theatres, art galleries, museums, a science centre and the UK’s only full-time public observatory, as well as extensive sporting amenities such as the Olympia leisure complex.

The wider area offers a wealth of outdoor and recreational activities. Golf enthusiasts are particularly well catered for, with courses available at Perth, Piperdam, Rosemount in Blairgowrie, Alyth, and the world-renowned links at St Andrews within easy reach. Piperdam also features a leisure club with a swimming pool and gym. Further afield, the ski slopes of Glenshee can be easily reached by car, while the Angus Glens provide excellent opportunities for hill walking and outdoor pursuits.

Hilltown of Ballindean farmhouse has mains water and electricity, drainage to a septic tank and oil fired central heating. Mains electricity and water service the farm, the Old Farmhouse and Carseview Cottage. Fields 4, 9, 12, 16, 17, 18 and 19 have water troughs.



From Perth, travel east on the A90 and exit at the Inchmichael Interchange, taking the first right signposted for Rait and Kinnaird. Continue by taking the next right, signposted for Westown and Kinnaird. Follow this unmarked road to the crossroads, then proceed straight ahead, continuing towards Abernyte for approximately 1.1 miles. The entrance to Hilltown of Ballindean is via a private drive, marked by a timber bar gate with a “Hill House” sign. Continue along the drive, keeping left at the fork.
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