Tomnauld Farmhouse, by Pitlochry, Perthshire, PH16 5JT
A unique opportunity to purchase a traditional farmhouse with adjacent agricultural buildings and approximately 3 acres of land, in a much sought-after location within rural Highland Perthshire.
Stunning secluded situation overlooking the Tummel Valley and surrounding countryside
Traditional two storey stone-built house with potential for extension
Range of agricultural buildings including traditional stone-built U steading with development potential or for reconfiguration to a number of potential uses
Approximately 3 acres of grazings
Offers Over £395,000
Tomnauld 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.
Located on the eastern side of the Tummel Valley, Tomnauld 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 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.
Tomnauld is approximately 1.8 miles from the A9 which provides excellent transport links both north and south. Pitlochry is just 4.5 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.
Tomnauld is accessed by private estate track suitable for most standard road vehicles. The track leads up to and terminates at the small court yard within the traditional U-shaped steading to the rear of the farmhouse
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.
Tomnauld 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 Highland Perthshire 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 hours 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 Perthshires 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 provide 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 the Atholl Estates and surrounding countryside. Blair Castle also hosts the renowned International Horse Trials & Country Fair, one of Scotlands biggest equestrian events. The House of Bruar, thought of as one of Scotlands 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 theatrical 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.
Tomnauld Farmhouse is a detached 1.5 storey traditional stone and lime cottage under a pitched timber framed slate covered roof. Spread over two floors the accommodation in its current configuration provides 2 double bedrooms and a box room on the first floor and a kitchen, dining room, family bathroom, living room, and porch/boot and coatroom area on the ground floor.
Externally Tomnauld Farmhouse is situated within an enclosed garden of approximately 450m2 (0.11acres) with adjacent paddock extending to approximately 0.45 Ac together with parking for multiple vehicles within the courtyard area to the rear.
Subject to securing the requisite planning permission and the addition of an extension, Tomnauld has the potential to provide further spacious and flexible accommodation and thereby create a beautiful family home with significant outdoor space, all in a delightful secluded setting within easy reach of local amenities and transport routes.
The property currently extends to approximately 115m2 over two floors and is laid out as follows:
Porch 3.16m 1.76m
Kitchen 3.60m x 2.84m
Dining Room 4.39m x 3.54m
Sitting Room 4.41m x 3.75m
Bathroom 3.10m x 2.30m
Bedroom (1) 3.78m x 3.58m
Bedroom (2) 3.69m x 3.53m
Bedroom (3) 2.48m x 2.27m
Garden and Land
The garden, which surrounds the property to the front and sides, is predominantly laid to lawn and enclosed with a mixture of drystone dyke and post and wire fencing . In addition, there are approximately three acres of good quality grazings extending to the east of the house, as shown on the plan.
The land is designated as Grade 4.1 on the James Hutton Institutes land classification for agriculture and consists of mainly podzols soils. Grade 4.1 land is generally capable of producing a narrow range of crops, primarily grassland with a short arable break for forage crops. 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 given its relatively diminutive scale.
Additional land may be made available by separate negotiation
To the rear of the Farmhouse is a traditional U-shaped farm steading which could be reconfigured for a variety of uses, and may, subject to securing requisite planning permission, have development potential or for conversion to a range of alternative uses from storage or stabling to studio space, workshop or home gym.
The property currently benefits from double-glazed windows throughout, an oil-fired central heating system and a solid fuel stove in the sitting room 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. 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 Tomnauld. 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: £250,000 (house only)
Home Report available on request
EPC Rating: E41
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.
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 and when viewing the traditional U-shaped steading.
When travelling north on the A9, turn right 2 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 2 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 three quarters of a mile, until there is a track to the left signposted Mains of Pitgur. Turn up this track, at the top of the road turn left, passing Mains of Pitgr farm and Tomnauld is at the end of the track.
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 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.
Should there be any discrepancy between these particulars, stipulations, special conditions of sale and missives of sale the last shall prevail.
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 that 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 prospective purchaser(s) that is to be reliant on finance must also be accompanied by supporting documents acceptable to the Sellers.
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 in this regard. Failure to provide the requisite AML documentation with offers may result in them not being considered at the closing date or being superseded by an offer which are accompanied by such documentation and information. We may hold your name on our database unless you instruct us otherwise.
Third Party Rights
All sporting 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 where necessary and thereafter maintained at the purchasers expense in perpetuity.
Perth & Kinross Council, Pullar House, 35 Kinnoull Street, Perth, PH1 5GD. Telephone: 01738 475000.
Broxden House, Lamberkine Drive, Perth, PH1 1RA Tel: 01738 630666
Email: email@example.com, firstname.lastname@example.org
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 do 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 October and November 2020.