Clunie Cottage, Dunkeld, PH8 0HY

Absolute Ownership (Freehold)

Offers Over £485,000

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Clunie Cottage, Woodland and Fishings

A somewhat rare opportunity to purchase a cottage, woodland and salmon fishings on one of Scotland’s most celebrated rivers

Lot 1 Offers over £300,000

Lot 2 Offers over £40,000

Lot 3 Offers over £65,000

Lot 4 Offers over £80,000

Offers over £485,000 for the whole

Dunkeld 0.8 miles, Perth 15 miles, Edinburgh 59 miles, Glasgow 71 miles

(all distances are approximate)

• Sought-after traditionally styled cottage

• Approximately 1500 metres of single bank fishings on the River Tay

• Manageable scale species rich amenity woodland

• Desirable Highland Perthshire location

• Ample and secure off-street parking

• Convenient transport links via the nearby A9 or mainline railway station

• Local amenities within walking distance




A traditionally styled detached cottage of primarily brick construction, rendered to the exterior under a pitched timber framed slate covered roof benefiting from a mix of PVC double glazing and single glazing with a gas-fired central heating system. While now requiring a degree of internal renovation to bring it up to modern standards, Clunie Cottage affords the eventual purchaser with the opportunity to create a comfortable family home or Perthshire retreat. In its current configuration Clunie Cottage provides two double bedrooms, living room, kitchen with dining area and family bathroom. Subject to securing the requisite planning permission, the cottage might be extended on the horizontal or vertical plain and thereby significantly increase the available accommodation.

Externally the cottage is set within a generous enclosed wrap around garden which is mostly laid to lawn with a terraced area for a vegetable garden, flower beds and herbaceous borders. There is also an unmade area and a concrete pad (where the former garage once stood) providing secure off street parking and a large log store with ample space for winter fuel. The garden is surrounded by mature mixed broadleaf amenity woodland providing a beautiful private and secluded outdoor space which allows one to immerse themselves in the magnificent Highland Perthshire landscape and enjoy the gradual change in the setting with the progression of the seasons.



Extending to approximately 4.04 Ac (1.634 Ha), this is an attractive mixed age and species primarily broadleaf woodland providing habitat to a diverse range of wildlife including squirrels, hedgehogs, a range of birds and the occasional deer to name but a few.



This woodland is situated east of Clunie Cottage and runs down from the public road to form the shaded right bank of the River Tay. While slightly more extensive than Lot 2 at approximately 16.03 Ac (6.5 Ha), it is of very similar composition with a mosaic of mixed age and species broadleaf trees, albeit on a more steeply sloping gradient. A programme of selective thinning may create additional space for further natural regeneration which can help create a more complex and biodiverse habitat providing shelter for a wider range of native wildlife. Even small-scale regeneration can make valuable contributions to the overall diversity of tree cover which helps to support a healthy ecosystem.

Overall, Lot 3 would seem to lend itself to a variety of potential uses in addition to the ecological and natural regenerative focus, including a site for an eco-lodge / hut or huts, possibly with the view of combining its use with the fishings. Equally it could simply provide an opportunity for those interested in creating a ‘glamping site’ in a somewhat sheltered and quiet space for visitors to enjoy as a destination in itself or use as a base for exploring wider Highland Perthshire.



The fishings offered are the Eastwood Beat and the right bank of the Upper Newtyle Beat, which together extend in total to approximately 1500 metres. Set within the middle course of the renowned River Tay, famous with anglers worldwide for being one of Scotland’s best salmon rivers, this represents a truly unique opportunity to facilitate the acquisition of a relatively small and affordable section of the river. Flowing an extensive 119 miles from its source at Ben Lui in the Southern Highlands at the head of Glen Fyne, and being met by many tributaries over its course, including the Rivers Tummel, Isla, Almond and Earn to name but a few, before emerging into the North Sea via the Firth of Tay, the river also supports crucial populations of mammal and bird species.


Strictly by prior agreement with the selling agents who should be contacted in advance to advise on access arrangements.


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.


Any offer by prospective purchaser(s), regardless of where they are ordinarily resident and whether on a cash or subject to loan finance basis, must be accompanied by a financial reference from a bank/funding source that is acceptable to the sellers. Prospective purchasers will also 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 is. Settlement may also be delayed or even aborted due to non-compliance with requests for information or failure to deliver adequate information within the requisite timeframes. We may hold your name on our database unless you instruct us otherwise.

Further information can be found by downloading the sales brochure or by emailing

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Train Stations
  • Birnam 0.73km
  • Pitlochry 18.62km
  • Pitlochry 18.65km
  • Perth 20.50km

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