Development opportunity at Craigbea, Ballinluig, Pitlochry, Perth and Kinross, PH9

A rare opportunity to purchase a farmhouse and steading, together with detailed plans approved to create a beautiful new, sustainable 5 bedroom home in a truly spectacular setting

Description

Craigbea offers the chance to build a beautifully designed home in one of Highland Perthshire’s most picturesque locations. Planning permission (Ref: 25/00713/FLL) has been granted for the conversion of traditional 19th-century farm buildings into a contemporary five-bedroom home.

The design, by GRAS (Groves Raines Architects Studio), blends heritage conservation with modern living. The original stone buildings will be retained and re-roofed in slate, while a new single-storey extension will feature Scottish Larch, Douglas Fir, and a corrugated iron roof; echoing the area’s agricultural vernacular. Expansive glazing will maximise natural light and views, while high-performance insulation and renewable technologies will promote the building’s energy efficiency.

The main reception rooms are arranged within the old section of the steading; they include a bright and lofty dining kitchen and a living room that opens to the kitchen and also links to a study. The entrance to the property is to be at the rear of the property where the front and back doors are adjacent; one opening into a reception hall and the other to a boot room. Additional practical rooms at the back of the house include a snug, WC, utility room and boiler room.

The new extension has been designed to accommodate most of the bedrooms; a main bedroom suite with dressing room and bathroom, along with three further bedrooms (one ensuite) and a bathroom. Stairs from the living room lead up to a further bedroom suite on the first floor and stairs beside the snug lead up to a games room.

Outside
The property extends to approximately 4.8 acres. A landscape strategy around the new steading house proposes native planting to enhance biodiversity, a productive kitchen garden, and minimal external lighting. A courtyard garden to the southeast will offer a sheltered and attractive outdoor space.

Garage
A detached garage with two sets of double doors provides space for two vehicles, storage, and a workshop. A covered walkway connects the garage to the main house.

Craigbea Farmhouse
Craigbea Farmhouse is a traditional stone and slate house with two reception rooms, a bathroom, kitchen and front porch on the ground floor. It has two bedrooms and a box room on the first floor.

The house is currently unoccupied. There is great potential to renovate and sympathetically extend to create an idyllic rural cottage with panoramic views.

Location

Craigbea is positioned on the south-western slope of a gentle hillside, approximately 24 miles north of Perth, between Dunkeld and Pitlochry. Accessed via a single-track farm road, the site enjoys sweeping views across the Tay Valley to the surrounding hills.

Craigbea is in a beautiful and also very accessible location, being about a mile from the A9 at Ballinluig (which has a local shop, café, service station and post office), and within 13 miles of Aberfeldy, Pitlochry and Dunkeld. These are all picturesque towns with a selection of independent shops, cafes, galleries and restaurants as well as some local professional services and supermarkets. Perth offers a broader selection of amenities.

The area is renowned for its natural beauty and outdoor pursuits, including hillwalking (Ben Vrackie, Ben Lawers, and Schiehallion), watersports on Lochs Tay, Tummel, and Rannoch, and scenic destinations such as The Queen’s View, Glen Lyon, and the Falls of Dochart. The Cairngorms National Park is 8 miles to the north, and Glenshee Ski Centre is 33 miles away. Rail services from Pitlochry and Dunkeld include direct routes to London and Inverness, with a sleeper service available. Edinburgh Airport is approximately 65 miles away.




Acreage: 4.8 Acres

Directions

From Perth, take the A9 north and exit at Ballinluig. Pass the service station and follow the road uphill towards Tulliemet. After approximately 0.6 miles, turn left towards Dalcapon. The farm track to Craigbea is on the right after a further 0.6 miles.
What3Words: highways.cushy.equipping

Additional Info

Viewings - strictly by appointment with Savills – .

Local Authority - Perth and Kinross Council

Craigbea Farmhouse is Council Tax Band D

Photographs taken Autumn 2025 and Summer 2026

Please note that this listing contains both photographs and Computer Generated Images

Selling Solicitor - Gillespie Macandrew )

Access - A servitude right of access will be granted for one new residential dwelling at Craigbea steading along with the farmhouse. Maintenance will be shared on a user basis.

Restrictions - Whilst it is accepted that buyers may wish to amend certain design elements of the proposed new house, there will be certain elements of the overall aesthetic, and boundary treatment that are defined. The steading site is for the development of one domestic property only. No commercial use or additional dwellings will be permitted. These restrictions will be imposed in the title deed as burdens.

Services to the steading- mains water and electricity nearby (connection at purchaser’s expense). Private drainage (purchaser to install septic tank according to planning regulations). Heating via air or ground source heat pump and integrated photovoltaic panels are proposed within the planning permission.

Services to the farmhouse - mains water and electricity. Private drainage. Oil fired central heating.

Agent's note - The steading roof may be clad in cement-based profile sheets that could contain asbestos. If confirmed, removal and disposal must be carried out in accordance with the Control of Asbestos Regulations 2012. Depending on the nature and condition of the material, this may be undertaken by a suitably trained non-licensed contractor, subject to regulatory requirements.

Estate management - Craigbea House site forms part of Atholl Estates, who will continue to actively manage the surrounding land for commercial forestry and farming. Please speak to the selling agent for more detail.

Boundaries - The purchaser will be responsible for erecting and maintaining boundary features which are subject to seller approval.

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.