Lot 6 - Hilltown Of Ballindean, Inchture, Perth, Perth and Kinross, PH14

Lot 6 - Farm extending to about 83.62 ha (206.62 acres) with a traditional farmhouse, a three-bed cottage, yard and a range of farm buildings. In an elevated position with stunning overlook over the Carse of Gowrie.

The Old Farmhouse.
The original farmhouse also enjoys an elevated position with stunning views over the Carse of Gowrie. The original farmhouse is of stone construction with a slate roof, and the accommodation is arranged over two floors. A number of period details remain, including timber flooring and sash and case windows.

A timber door, with windows on either side, opens into the reception hall. To the left lies the living room, which has sash and case windows, timber flooring, and a press cupboard. An open fire is set within a stone surround with a tiled hearth.

To the right of the hall is the sitting room, with windows on two sides, a wood-burning stove which sits on a slate hearth and a glazed exterior patio door. This leads out to the large patio area with breathtaking views across to the River Tay and Fife.

An inner hallway, with a large pantry cupboard, leads through to the kitchen. The kitchen is fitted with a range of base, wall and display units, along with contrasting worktops and tiled splashbacks. It has a stone-tiled floor, and the original stone chimney breast has been retained as a feature. There is an integrated electric cooker and hob with extractor above, dishwasher and space for a fridge freezer. (There is a building warrant to open up the kitchen to the patio area with bi-fold doors. 25/01287/DOM4) From here, a door leads to a back porch, with a WC off, and an external door to the rear. There is also access, from outside, to a pantry and a laundry.

The upper floor comprises four bedrooms, including one single room. Two bedrooms have built-in wardrobes, while the third and fourth bedrooms have Velux windows. A family bathroom completes the accommodation.
In addition to the garden ground, there is a stone-built outbuilding with 6 open bays, attached to the rear of the farmhouse. A traditional bothy overlooking the patio provides development potential, subject to planning.

There is also an option to purchase two additional fields totalling 9.57 ha (23.64 acres) coloured orange on the sale plan, along with a large modern agricultural shed.

Carseview Cottage
Built in 2008, Carseview is a bright, modern three-bedroomed property, enjoying south-facing views towards the Carse of Gowrie.

A sheltered entrance porch leads into the hallway. To the right is the kitchen, fitted with a range of base and wall units, complemented by contrasting worktops and tiled splashbacks. There is space for a slot-in electric cooker, fridge/freezer and dishwasher. Off the kitchen is a utility room, which includes a sink, base and wall units, and space and plumbing for appliances. There is also a storage cupboard and an external door returning to the front porch.

The south-facing living room is arranged with windows on two sides, providing open views across the Carse. There are three double bedrooms, with the principal bedroom having an en suite shower room. Two of the bedrooms are fitted with built-in wardrobes. A family bathroom completes the accommodation.

In addition to the garden ground, the cottage includes a large brick built garage and additional parking for several vehicles.

Outbuildings
There are a range of traditional stone outbuildings and modern agricultural buildings. The area of the farmyard and buildings has previously had a pre-planning application for residential development which provided positive for potential development.

Land
Farmland extends to 83.62 ha (206.62 acres), comprising 72.8 ha (180 acres) of Grade 3.2 and 3.1 grassland, 8.09 ha (20 acres) of Grade 4.1 land and 2.02 ha (5 acres) of woodland

Elevation, Topography and Rainfall
The land lies between the heights of 80m and 170 m above sea level. The area is shown on the Meteorological Office Average Rainfall Chart in the region of 748 mm per annum.

Land Capability for Agriculture
The land is shown on the James Hutton Institute Land Capability for Agriculture Plans as being mainly of Grade 3(2) with areas of 3(1) and 4(1), together with a small area of woodland

Soil Type
The predominant soil type is a brown soil which freely drained and is part of the Sourhope Association, derived from andesitic and intermediate lavas of Lower Old Red Sandstone age.

Drainage/Flood Risk
The indicative SEPA Flood Risk Maps show there is no risk of river or surface water flooding.

Boundaries
The field boundaries adjoining the public road include the roadside grass verges. Additional access gates could be created, subject to obtaining the necessary planning permission. The farm’s field boundaries are in good, stock-proof condition throughout.

Wayleaves and Rights of Way
There are wayleaves in favour of SGN and BT.

Environmental Designations and Grant Schemes
The land lies within the Strathmore, Fife and Angus Nitrate Vulnerable Zone (NVZ).

Sporting
In so far as these rights form part of the property title, they are included within the sale.

Health and Safety
Appropriate caution must always be exercised during viewings, especially when in the farm buildings or fields.

IACS
All the farmland is registered for IACS purposes. The farm code is 89/696/0031

Basic Payment Scheme (BPS) 2026
The basic payment entitlements have been claimed for the current year and will be available to claim from next year. They are included in the sale.

Environmental Stipulations
The land is situated within the Strathmore, Fife and Angus Nitrate Vulnerable Zone (NVZ) and is designated as Non Less Favoured Area (NLFA).

Mineral Rights
The mineral rights are included.

Mortgage Finance
Bell Ingram are approved agents for the Agricultural Mortgage Corporation (AMC) who provide loan funding for farms and rural businesses at competitive rates. We can provide assistance in securing finance for various purposes including purchase of land and property, restructuring existing debt, working capital, funds for diversification projects or farm building improvements. If you would like to find out more or discuss your proposals in confidence, please call Malcolm Taylor on or email malcolm.

Stipulations
A deposit of 10% of the purchase price shall be paid within seven days of completion of Missives. Deposit will be non-refundable in the event of the purchaser failing to complete for reasons not attributable to the Seller or their Agents. The balance of the purchase price will fall due for payment at the date of entry (whether entry
is taken or not) with interest accruing thereon at the rate of 5% above the Bank of Scotland base rate. No consignation shall be effectual in avoiding such interest.

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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For viewers using the ‘what3words’ app, the location of the entrance to the track is ///solution.elsewhere.jaws