For sale Upper Balchandy Farmhouse, Ballinluig, Pitlochry, Perthshire, PH16 5JT

Freehold
Offers Over £380,000
Upper Balchandy Farmhouse

For full details please request a copy of the brochure and the additional planning report. Please also note there is a short video which can be viewed by clicking on the button on the right hand side underneath the floor plan

SITUATION
Upper Balchandy Farmhouse sits in an elevated position (approximately 200 metres above sea level) on a south-westerly facing hillside, providing wonderful views of the surrounding countryside and down into the Tummel Valley below. The exceptional panorama allows one to fully appreciate the spectacular Highland Perthshire scenery and the full array of colours with the passing of the seasons.

LOCATION
Located on the eastern side of the Tummel Valley, Upper Balchandy is conveniently located to take advantage of local services available in the nearby historic town of Pitlochry which provides quality independent shops, galleries, dentists, banks, a
renowned theatre and numerous well-regarded places to eat. There are primary schools in both Pitlochry and Ballinluig, with the local high school also in Pitlochry. Various highly regarded private schools are available within the wider Perthshire area including Morrisons Academy, Glenalmond College and Strathallan. Further services and amenities including a hospital and larger supermarkets can be found in Perth, approximately 25 miles to the south.

Upper Balchandy is approximately 1.2 miles from the A9 which provides excellent transport links both north and south. Pitlochry is just four miles to the north where the mainline railway station provides regular services to Inverness, Perth, Edinburgh and
Glasgow as well as the Caledonian sleeper service to London.

Despite these convenient transport links, the relatively isolated nature of the property offers a rarely available degree of privacy in what is an extremely sought-after area.

Upper Balchandy is accessed by a 600 metre hardcore estate track suitable for most standard road vehicles. The track leads up to a private gate which then opens out to the rear of the house and adjacent agricultural buildings.

SURROUNDING AREA
The local area is steeped in history and has become a popular recreational and tourist destination due to its spectacular scenery and accessibility from Central Scotland.

Upper Balchandy would be ideally suited to those who appreciate the landscape setting in itself, or for the range of outdoor pursuits available in Highland Perthshire. There are abundant opportunities to admire the renowned landscape, with easy access to the Cairngorms National Park, which is home to numerous Munros and diverse wildlife. Outdoor activities including fishing, stalking, mountain biking, canoeing and climbing can all be found locally, while in the winter, skiing can be enjoyed at Aviemore or Glenshee, both
approximately one hour’s drive away.

Perthshire is widely known as ‘Big Tree Country’ and beautiful walks can be found amongst the majestic Douglas fir and Scots pine forest at The Hermitage, near Dunkeld, or if you want to go slightly further afield, you might take a wander through the larch and pine forests that border the Bruar Falls, one of Perthshire’s most famous beauty spots by Blair Atholl.

For the golfer, there are some fine courses available within relatively short distances, including the well-regarded Pitlochry golf course, boasting fantastic views of the surrounding countryside, as well as Dunkeld and Birnam positioned within a glorious woodland setting.

Further to the north, Blair Atholl also boasts a golf course as well as Blair Castle and Gardens which offer annual passes so that the benefits of this famous landmark can be enjoyed year-round. There are 50 miles of waymarked trails starting from the village and allow exploration of Atholl Estates and the surrounding countryside. Blair Castle also hosts the renowned International Horse Trials & Country Fair, one of Scotland’s biggest equestrian events. The House of Bruar, thought of as one of Scotland’s most prestigious independent shopping experiences, is located just over 14 miles away and provides a wide selection of country clothing, a famous food hall and delicatessen.
Culturally the area also has a vibrant arts scene with the internationally acclaimed Pitlochry Festival Theatre, known as Scotland's 'Theatre in the Hills’ which has a busy calendar of performances and other events throughout the year. Further south, the Birnam Arts Centre also boasts a burgeoning reputation offering a diverse programme of high-quality performances in music, theatre, dance and comedy as well as a wide range of workshops and activities.

DESCRIPTION
Balchandy Farmhouse is of traditional stone and lime construction under a pitched timber framed slate covered roof. Spread over two floors, it provides three bedrooms, with a 1.5 storey kitchen and utility room to the rear. Currently, the floor above the kitchen has no fixed access, but given some internal reconfiguration this could easily be
converted to form additional living space. The two large reception rooms both feature solid fuel fireplaces and benefit from the stunning
far-reaching views down the glen. Internal renovation would be necessary to restore Upper Balchandy to a charming family home in its
current configuration.

Subject to securing the requisite planning permission and the addition of a sizeable extension Upper Balchandy has the potential to provide
further spacious and flexible accommodation. This would provide a fantastic opportunity to create a beautiful five-bedroomed family home with significant outdoor space, all in a delightful secluded setting within easy reach of local amenities and transport routes.

A planning feasibility report commissioned by the estate from Ristol, an independent property and planning consultancy, suggests that Upper
Balchandy would likely be successful in gaining planning permission for extension. A copy of this report can be made available on request.

Accommodation
The property currently extends to approximately 149 m2 over two floors.

An additional room above the kitchen (4.0m x 3.5m) could provide supplementary accommodation once suitable access has been fitted.

Garden and Land
The garden, which surrounds the property to the front and sides, is predominantly laid to lawn with some herbaceous borders enclosed within a drystone dyke while the mature broadleaves which follow the access track provide a varied
habitat and some shelter. In addition, there are approximately five acres of good quality grazing extending to the south-west of the house, with an additional smaller area to the east, as shown on the plan.

The land is designated as Grade 3.2 on the James Hutton Institute’s land classification for agriculture and consists of mainly podzols soils. Grade 3.2 land is generally capable of average production though high yields of barley, oats and grass can be obtained. The land is currently in permanent grass and is IACS registered, however it is not intended that entitlements would be transferred as part of the sale.

FARM BUILDINGS
Upper Balchandy is equipped with a range of modern and traditional semi-redundant farm buildings which could be reconfigured for a variety of uses and may, subject to securing requisite planning permission, have development
potential. The Ristol report details the likelihood of gaining planning permission for redevelopment of these buildings and a copy of this report is available on request. These buildings have the potential to be converted to a range of other uses from storage or stabling to a studio space or workshop.

The agricultural buildings currently comprise:
Traditional Barn – A traditional stone-built barn with timber framed, fibre cement clad roof. Internally, there is a timber mezzanine floor over part of the barn which has been used as a hay loft, with ample storage in the rest of the building. Externally there are two attractive traditional arched apertures accessing smaller general-purpose stores.

General Purpose Shed with Lean-to – A large steel portal frame construction with a mix of traditional stone and blockwork walls, Yorkshire board cladding, a fibre cement roof and a predominantly poured concrete floor.

Dutch Barn – A steel portal frame construction with corrugated sheet pitched roof and open sides over a hardcore floor.

Services
The property currently benefits from double-glazed
windows throughout, an oil-fired central heating system and multiple fireplaces (including one woodburning stove) for additional space heating. There is mains electricity and telephone service, while the water supply is from a shared private source originating elsewhere within Atholl
Estates and drainage is by way of a private septic tank.

The sellers would like to make potential purchasers aware that, in the past, there have been issues with the quality of the water supply from the existing source. However, there is a mains water supply nearby and the estate may provide the requisite servitude rights of access through
adjoining ground (where able) to facilitate connection or for a bore hole if required.

The purchaser will have full access rights over the
track (shown coloured blue on the sale plan) up to the Balchandy Farmhouse gate. However, ownership would remain with Atholl Estates with maintenance costs being shared on a user basis.

Rates and Home Report
Council Tax Band: D
Home Report Value: £200,000 (house only)
Home Report available on request
EPC Rating: F

Additional Information
There are no warranties or guarantees included with this sale. The sellers would however like to take the opportunity to point out that Atholl Estates are currently considering a proposal to create a mixed commercial and broadleaf woodland on the surrounding hill ground.

Further information regarding the proposed woodland creation may be made available on request.

The Estate will form an alternative access to the hill
beyond Upper Balchandy so that continuing agricultural and possibly forestry operations will not pass through the area that is for sale.

Viewing
Strictly by prior agreement with the selling agents who should be contacted in advance to advise on access arrangements. For the personal safety of interested parties, please be aware of potential hazards at the property.

Directions
When travelling north on the A9, turn right two miles north of Ballinluig at the junction signposted East Haugh, Croftinloan and Dalshian. If travelling south on the A9, this junction will be on the left approximately two miles south of Pitlochry.
After turning off the A9, immediately take the first right on to the road signposted Dalcapon. Continue up this road for approximately 500 metres to the T- junction and turn right again. Remain on this road for half a mile, until there is a track to the left signposted Mains of Pitcastle and Upper
Balchandy. Turn up this track, through the farm and take the first left past the agricultural shed. Upper Balchandy is at the end of this track, approximately 600 metres up the hill.

Closing Date
A closing date may be fixed and prospective purchasers are advised to register their interest with the selling agents. Prospective purchasers should note that unless their interest in the property is registered, no guarantee can be given that notice of a closing date will be advised
and consequently the property may be sold without prior notice.

Offers
Offers in Scottish Legal Form should be submitted to the Selling Agents at their Perth office. Parties are asked to satisfy themselves that they fully understand the implication of offering under Scottish Law. The sellers reserve the right not to accept any offer.

Date of Entry
To be mutually agreed in writing.

Title
Should there be any discrepancy between these
particulars, stipulations, special conditions of sale and missives of sale, the last shall prevail.

Deposit
A deposit of 10% of the purchase price will become payable to the Seller within 14 days after conclusion of missives.

Interest at 5% above the Bank of Scotland base rate shall be payable on the purchase price from the date of entry until paid and notwithstanding that the Purchaser may not have taken entry. If the Purchaser fails to make payment within 28 days of the date of entry with all accrued interest,
the Seller shall be entitled to resile from the missives and resell the subjects of sale without prejudice to his rights and recover damages from the Purchaser.

Overseas Purchasers and Financial Information
Any offer by prospective purchaser(s), regardless of where they are ordinarily resident, must be accompanied by a guarantee from a banker who is acceptable to the Sellers. Any offer by a prospective purchaser(s) that is to be reliant on finance must also be accompanied by supporting documents acceptable to the Sellers.

AML
Prospective purchasers will be required to produce
identification sufficient to satisfy anti money laundering regulations and checks against the intended Purchaser or nominee together with other documentation that may be required, from time to time, in order to support any conditional offers submitted to the Seller. Bidwells LLP accepts no liability of any type arising from your delay or
other lack of co-operation. We may hold your name on our database unless you instruct us otherwise.

Third Party Rights
All sporting and mineral rights, so far as the Sellers have rights thereto, are included in the sale. The Sellers are not aware of any third party rights on the property.

Fencing
demarking the boundary of the property is generally to be erected and maintained at the purchaser’s expense in perpetuity.

Local Authority
Perth & Kinross Council
Pullar House
35 Kinnoull Street
Perth, PH1 5GD
Tel: 01738 475000

Selling Agent
Bidwells
Broxden House
Lamberkine Drive
Perth, PH1 1RA
Tel: 01738 630666
Email: ross.low@bidwells.co.uk,
or amy.kincaid@bidwells.co.uk

Agent’s Note
For clarification, we wish to inform prospective purchasers that we have prepared these sales particulars as a general guide. We have not carried out a survey, nor tested the services.

If communications, condition of the property, situation or other such factors are of particular importance to you, please discuss these priorities with us before arranging an appointment to view. This should avoid a wasted journey.

Any photographs displayed in these particulars depict only part of the property and it should not be assumed that any contents etc. are included in the sale, or that the property remains as displayed in the photographs. No assumptions should be made regarding other parts of the property that have not been photographed.

These particulars do not constitute an offer or contract or part thereof. Bidwells LLP does not make or give, either in these particulars or during negotiation or otherwise, any warranty or representation whatever in relation to this property. All measurements are given as a guide and no liability can be accepted for any errors arising therefrom. No responsibility is taken for any omission, error or misstatement in these particulars. Should there be any discrepancy between these particulars and the missives of sale, the latter shall prevail.

Bidwells LLP is a limited liability partnership registered in England & Wales (registered
number OC344553). Registered head office is Bidwell House, Trumpington Road, Cambridge, CB2 9LD, where a list of members is available for inspection.

Sales particulars prepared and photographs taken in August 2019.
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