3 bedroom detached house for saleKnockintober, Ballinluig, Pitlochry, PH9
- Three bedroom farmhouse
- Dining kitchen with Aga
- Three reception rooms
- Boot room and utility room
- Family bathroom and en suite
- Gardens extending to about 1.28 acres
- Stone outbuildings
- Driveway and parking area
- Formal gardens
- EPC Rating = E
Extended farmhouse with extensive stone outbuildings set in 1.28 acres of gardens and grounds
Knockintober is located between the attractive villages of Logierait and Grandtully, near the River Tay. It lies about 2 miles from the A9 and 7 miles from Pitlochry where the train station has regular direct services to Inverness, Edinburgh, Glasgow and London including the Caledonian sleeper service.
Pitlochry is a popular Victorian spa town with a range of individual shops. There are three banks, a post office, a supermarket, a petrol station, medical centre, two dentists and a well-respected high school. Pitlochry also has the Festival Theatre, a salmon fish ladder, two distilleries and several popular hotels and restaurants. The River Tay is well known among salmon fishermen and there is also superb trout fishing on the rivers Tay and Tummel and in many local lochs. Deer stalking and pheasant or grouse shooting are available on nearby estates. In addition to rafting and canoeing at the Grandtully rapids, a variety of watersports take place on lochs Tay, Earn, Rannoch and Tummel, and for golfers there are local courses at Pitlochry, Strathtay, Aberfeldy, Kenmore and Dunkeld. The countryside surrounding Knockintober has some of the most famous beauty spots in Scotland including Glen Lyon, The Falls of Dochart, Kenmore on Loch Tay, The Queen's View at Loch Tummel and the Pass of Killiecrankie.
The area is popular with walkers and climbers. Three Munros, namely Beinn a'Ghlo, Schiehallion and Ben Lawers are close by and the Corbett Ben-Y-Vrackie is located by Pitlochry. For road cyclists the famous closed road event the Etape Caledonia, runs past Knockintober and there are many local routes to take. Furthermore, there are excellent trails in the area for both mountain and downhill bike enthusiasts.
For nature lovers there is an abundance of wildlife, including many species of birds and red, roe and fallow deer. Pine martens come as close as the decking of the house, while tawny and barn owls nest in the garden.
Knockintober is a charmingly unique property, with the original house built circa early 18th century and thereafter extended, most recently in 2003 with the addition of a new sitting room imaginatively designed by local architects McKenzie Strickland. The property sits in around 1.3 acres of well maintained gardens and grounds and has views across the surrounding scenic countryside. A private driveway leads up from the road passing the outbuildings where there is parking for several cars. The more usable everyday door is at the back of the house and opens up into a small hallway with doors off to the kitchen and utility room.
The utility room is fitted with a range of base units with an integrated stainless steel sink and plumbing for a washing machine. There is a range of fitted cupboards and a clothes drying ceiling pulley.
Across the back corridor/boot room is the kitchen, which has plenty of space for a dining table and deep cupboards which serve as useful space for glassware and crockery. There is a range of base and wall mounted units with integrated appliances which include an electric Aga in Hunter Green with double oven (13 amp retro fit with AIMS) (Please note that the Aga was previously oil fired but was converted to be powered by the mains electricity. If required, this could be converted back to oil), a Neff gas hob (fuelled by bottled gas), two stainless s teel sinks, and integrated Zanussi electric oven.
Stairs from the dining area lead up to the sitting room which has a galleried style landing over the dining area. There is a full height window which overlooks and opens out onto the garden. On the end wall there are double Velux windows which allow plenty of light into the room and also a full width built in cupboard.
A corridor from the kitchen leads through to the main original farmhouse passing the family bathroom which is fitted with a bath with shower over, WC and wash hand basin.
By the original front door to Knockintober there is an under stair cupboard, stair up to the first floor and further along the corridor is the snug which is also south facing. There are working shutters on the windows and a fireplace with a tiled surround, a timber mantelpiece and a Morso wood burning stove. Beyond this is the conservatory which has windows on three aspects and doors off two sides. This has the potential to be used as additional dining space or a further sitting room.
Also to the front, is a bedroom which is fitted with a range of bookshelves. There is a wooden mantelpiece with boarded up fireplace behind and south facing windows with working shutters. The chimney is lined and has previously been used for a wood burning stove.
Stairs rise up to the first floor landing from the hallway where there are an additional two bedrooms. The master bedroom faces south and has fantastic views across the valley floor to the hills beyond. The master bedroom benefits from an en suite bathroom with WC, wash hand basin and cast iron bath. There is an additional double bedroom on the first floor which also has views across the valley.
Knockintober sits in around 1.28 acres of well maintained gardens and grounds. The driveway enters into the gardens at the west end and loops up past the outbuildings to where the house is situated. Immediately on the left is a large area of woodland which is ideal for sourcing wood for the stove in the property.
The main garden is to the front of the house and faces south. It is bordered by mature hedges and is mainly laid to lawn. In the grounds are fruit trees which include an apple and a plum and a walnut tree.
A beautiful stone wall separates the upper garden from the driveway which is also partly bordered by a mature hedge. There is an additional area of lawn here, where there is a greenhouse with water supply, drying green and an oil tank which sits neatly in a corner. There is a flat area of lawn which is ideal for outdoor dining and barbecuing from where there are views over the house to the hills beyond. Steps from the upper garden lead down to the back door and parking area.
Outside and underneath the upper sitting room is an excellent storage area and beyond is the garden shed. A path loops around to the front of the house where there is a small enclosed area perfect for letting dogs out.
The outbuildings are stone built and the main steading building has a slate roof. There is an additional open barn opposite with a corrugated roof. Between the outbuildings is a large area of lawn. The main outbuilding has a range of stores/rooms, one of which has an upper floor. There are doors into each store and in the main building are two sets of double doors. This provides excellent storage space and could potentially be developed for additional accommodation if planning permission was obtained.
Mains water and electricity. Central heating provided by oil fired boiler (installed May 2016). The upper sitting room has underfloor heating and a gas fire (supplied by bottled gas).
In 2016 solar panels at Knockintober generated an income via a Feed-in-Tariff agreement of £1564. There is a contract in place until June 2036.
Perth and Kinross Council Tax Band E.
Fixtures and Fittings
All carpets, light fittings and integrated white goods are to be included within the sale.
Square Footage: 2,010 sq ft
Acreage: 1.28 Acres
From the A9 at Ballinluig, take the A827 signposted to Aberfeldy. After approximately 2 miles turn right after the stone built steading by the roadside.
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