Knapp Cottage, Ballathie, Perth, PH1

A delightful cottage with an enchanting garden

Description

Knapp cottage is a pretty traditional cottage set on its own within gorgeous gardens and immediately adjacent to the Kinclaven Bluebell Wood. On the ground floor there are two bright and spacious main living rooms with oak flooring: the sitting room, which has a woodburning stove, and the dining room which connects to the kitchen. Both have large south facing windows overlooking the front garden. The kitchen also has a door that leads outside. Beside the staircase there is a bathroom. On the first floor the main bedroom spans the width of the house and has an en-suite shower room. There are also two further bedrooms. Whilst the cottage is immaculately presented and has been carefully maintained over the last 20 years there is much scope to extend subject to obtaining the relevant planning consents.

Outside
The garden is absolutely delightful. It is filled with carefully chosen plants, shrubs and trees. At the front of the house, a network of paths weaves between azaleas, spring bulbs, roses, rhododendrons, camellia and many more, creating rolling seasonal colour. There are fruit trees, a rose hedgerow and a small area of mature woodland. Behind the house is a beautiful wildflower meadow which has been nurtured over many years, a wildlife pond and a productive area of kitchen garden sheltered by hedges.

Outbuildings
Single garage
Timber garden shed

Location

The cottage is located on a quiet lane that connects Kinclaven with Ballathie, about 11 miles north of Perth. It enjoys peace, privacy and long views over rolling fields to Birnam Hill above Dunkeld. Stanley (4 miles) has a shop, post office, butcher, primary school and village hall. Blairgowrie (7 miles) and Perth have a wider range of shops and services. Perth also has a concert hall, cinema, theatre and several leisure centres. Dunkeld (9 miles) with its historic cathedral and picturesque setting on the Tay has more independent shops, food retailers and galleries. The area is well served with restaurants, local produce and farm shops. The Ballathie House Hotel is within walking distance (1 mile) and the popular Meikleour Inn is just 4 miles away. There is a primary school in Stanley and secondary schooling in Blairgowrie and Perth. There are also a number of private schools within 21 miles.

The Knapp cottage is ideally positioned to take advantage of the many outdoor pursuits and the fine scenery that Perthshire has to offer. There is an extensive network of walks from the doorstep, including the River Tay, and the Woodland Trust’s spectacular Kinclaven Bluebell oak woodland is opposite. The hills and lochs of the Perthshire highlands, Braemar and the Angus Glens are easily accessible to the north, and the ski slopes of Glenshee are just 32 miles away. Golfers will enjoy the proximity of some of Scotland's finest championship golf courses including Gleneagles, St Andrews, Carnoustie and The Rosemount Course at Blairgowrie Golf Club.

It is easy to access the A9 (6 miles), Perth and Dunkeld train stations (both about 11 miles away) and Edinburgh Airport which is 53 miles away. Plus there are daily flights from Dundee Airport (23 miles) to London Heathrow.

All distances and travel times are approximate.

Square Footage: 1,197 sq ft


Acreage: 0.4 Acres

Directions

From Perth take the A9 north and leave at the first exit (after only about 1.5 miles) signposted to Stanley. Drive through Stanley and after 0.5 miles bear right towards Blairgowrie. After 2.5 miles pass the entrance to The Ballathie House Hotel on the right. Then take the next left and Knapp Cottage is on the left after 400 metres.

Additional Info

Viewings - Strictly by appointment with Savills .

Services - Mains water and electricity. Private drainage. Oil fired central heating.

Fixtures & Fittings - Carpets, curtains, light fittings and cooker are included in the sale. The garden furniture, fridge, freezer and tumble dryer are excluded from the sale. The kitchen is plumbed for a dishwasher.

Photos taken from 2023 to 2026. Brochure produced August 2026