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Offers over £545,000

Overview

A substantial Edwardian property in a desirable location close to the Birks of Aberfeldy - 1.4 acres (0.56 ha).

Accommodation over three floors comprises:

Ground Floor - Vestibule. Reception Hall. 3 Public Rooms. Office. Breakfasting Kitchen. Utility Room. 2 Cloakrooms. Laundry Room. 2 Store Rooms. Boot Room.

First Floor - Spacious Landing. 3 En-Suite Bedrooms. Bedroom 4 with WC. Family Bathroom. Sewing Room.

Second Floor - Large open plan Living/Dining/Kitchenette. 3 Bedrooms. Cloakroom.

Colourful grounds extending to about 1.4 acres (0.56 ha).

Car port/parking

Guest House potential

Within walking distance of local services

General

Guinach House occupies a lovely position close to The Birks of Aberfeldy, immortalised by Robert Burns, on the south western edge of the popular Highland Perthshire town of Aberfeldy, in an area renowned for its scenic beauty.  All essential services are available locally, including shopping, with a good selection of quality individual shops; banking; medical, with a health centre and a cottage hospital; dental and veterinary practices; and schooling at the well regarded Breadalbane Academy providing education from pre-school to 6th Year of secondary school.  A new school campus, which will also house the public library, sports and recreation and other community facilities, is currently under construction and due to be completed in 2010. Pitlochry (about 14 miles) is home to the famous Festival Theatre and has a mainline railway station, whilst the pleasant county town of Perth is about 45 minutes drive south.

There are many outdoor pursuits available in this part of Perthshire, such as golf with courses at Aberfeldy, Kenmore, Killin, Strathtay, Pitlochry and Dunkeld; water sports on the many lochs and rivers and walking and climbing with many Munros nearby. 

The main attraction of the area, however, is the glorious scenery.  Many of the most famous beauty spots and places of historic interest in Scotland are on the doorstep.  These include the aforementioned Birks, Glen Lyon, the longest and one of the most beautiful of Scotland's glens, The Falls of Dochart at Killin, Kenmore on Loch Tay, The Queen's View at Loch Tummel, the Pass of Killiecrankie and the mountains such as Schiehallion and Ben Lawers.

DESCRIPTION

Guinach House, built about 100 years ago, is a substantial building of solid stone construction with a rendered exterior under a predominantly red tiled and slated roof.  The stone sills, astragalled windows and over hanging eaves with original crow steps are particular features of the property.    In the past Guinach House has been run as a very successful small country house hotel and more recently by the present owners as a superior Bed and Breakfast business winning rave reviews from, amongst others, Lonely Planet “…….Guinach House is easy to fall in love with and difficult to leave” and Country Living “It's very easy to enjoy a lie-in at Guinach House.  With old shutters that keep the room dark and a breakfast of freshly baked croissants delivered to your door at the time of your choice, the temptation to be lazy is pretty strong.  But layabouts would be missing a treat – open the shutters and light floods in, revealing spectacular mountain views….”. However, the property is currently used as a private home.

Accommodation

The accommodation over three floors comprises:

Open Porch

With tiled roof, outside light, door to

Vestibule

3.0m x 2.8m (9'10” x 9'2”)

With polished wooden floor, 2 bull's eye windows south, cornice, partly glazed double doors to

Reception Hall

6.33m x 5.9m (20'9” x 19'4”) extremes

With cornice, picture rail, fitted carpet, 3 radiators, door to inner hall, principal staircase to first floor.

Cloakroom

2.83m x 1.66m (9'3” x 5'5”)

With WC, wash hand basin, solid floor, part tiled walls, window south.

Dining Room

4.0m x 4.0m (13'1” x 13'1”)

With open fire, stone fireplace and hearth with timber mantel, window west with shutters, picture rail, cornice, radiator.

Family Room

4.4m x 4.0m (14'5” x 13'1”)

With window west with shutters, recessed shelves, picture rail, cornice, telephone points, fitted carpet, radiator, walk in cupboard (with plumbing connection for shower room).

 

Drawing Room

5.53m x 4.82m (18'2” x 15'10”)

With window west with shutters, open fire, fireplace with tiled surround and timber mantel, part glazed door north to garden, cornice, picture rail, fitted carpet, TV point, 2 radiators.

Utility Room

4.84m x 1.84m (15'11” x 6'0”)

With window north, original wall and base cupboards, modern base units and work tops, 2 integrated dishwashers, stainless steel double sink unit,  radiator, tile effect laminate flooring, the plate rack is not included, open to

 

Breakfasting Kitchen

4.8m x 3.58m (15'9” x 11'9”)

With window north, wall and base storage units, breakfast bar, work surfaces, tiled surround, cooker hood, stainless steel sink unit, telephone point, the Britannia range with gas hob and electric oven and the Samsung fridge freezer are both available separately, open to

Lobby

2.55m x 1.0m ( 8'4” x 3'3”)

With solid floor, coat hooks door to inner hall.

Store Room 1

2.49m x 1.74m (8'2” x  5'8”)

With shelves, solid floor, window east.

Laundry Room

3.25m x 3.0m (10'8” x 9'10”)

With solid floor, plumbing for two washing machines, ducting for two tumble dryers, wash hand basin, cupboard housing boiler and hot water cylinder serving ground floor, window east and north, pulley, shelves, radiator.

From the lobby, a door leads to

Inner Hall

5.14m x 1.09m (16'10” x 3'7”) +

2.7m x 1.04m (8'10” x 3'5”)

L-shaped, with solid floor, radiator, door to cellar, door outside to car port, carpeted secondary staircase to first floor, door to entrance hall.

Boot Room

2.08m x 0.95m (6'9” x 3'1”)

With solid floor, coat hooks, window east.

Cloakroom

With solid floor, WC, wash hand basin, part tiled walls, hatch to roof space.

Store Room 2

3.13m x 1.97m (10'3” x 6'5”)

With solid floor, window east.

Office

3.15m x 2.4m (10'4” x 7'10”)

With window south, radiator, telephone point, fitted carpet.

Store Cupboard 2

2.9m x 1.25m (9'6” x 4'1”)

With shelving, electric light.

Cellar

8.3m x 2.1m (27'3” x 6'10”) extremes

Stone steps lead down from the lobby, with electric light, coal chute, disused well.

From the entrance hall the principal wooden staircase with baluster and window east leads up to the first floor.

First Floor -

Generous Landing

6.19m x 3.34m (20'4” x 10'11”) extremes

With fitted carpet, door to inner landing.

Bedroom 1

5.68m x 4.97m (18'7” x 16'3”) extremes

With window north with shutters, picture rail, cornice, wardrobe press, fitted carpet, radiator.

En-Suite Shower Room

2.47m x 1.42m (8'1” x 4'8”)

With walk in double shower enclosure with curved glazed screen and wet wall lining, WC, wash hand basin, mirror with glass shelf and overhead light, shaver point, heated towel rail, extractor fan, vinyl floor covering.

 

Bedroom 2

5.73m x 4.99m (18'9” x 16'4”) extremes

With window west with shutters, picture rail, cornice, fitted carpet, radiator.

En-Suite Bathroom

2.47m x 2.47m (8'1” x 8'1”)

With bath with shower mixer tap and glazed screen, tiled splash back, WC, wash hand basin, mirror with glass shelf and overhead light, shaver point, heated towel rail, extractor fan, vinyl floor covering, window north with shutters.

 

Bedroom 3

4.9m x 4.48m (16'1” x 14'8”) extremes

With windows west and south with shutters, recessed cupboard, cornice, 2 radiators, fitted carpet, double doors to

En-Suite Bathroom

2.7m x 2.7m (8'10” x 8'10”)

With modern roll top free standing bath, separate shower with wet wall lined enclosure, WC, wash hand basin, back lit mirror, shaver point, timber lined to dado, heated towel rail, extractor fan, vinyl floor covering.

 

Bedroom 4

4.5m x 4.3m (14'9” x 14'1”)

With window west with shutters, cornice, radiator, fitted carpet.

En-Suite Lavatory

3.0m x 2.0m (9'10” x 6'6”)

With WC, wash hand basin, extractor fan, vinyl floor covering, plumbing for shower.  

Inner Landing

2.5m x 1.5m (8'2” x 4'11”)

With picture rail, cornice, fitted carpet. Doors to secondary staircase down to ground floor and stairs up to second floor.

Airing Cupboard

2.06m x 0.92m (6'9” x 3'0”)

With window south, timber lined to dado, hot water cylinder serving first floor, vinyl floor covering.

Family Bathroom

2.74m x 2.69m (9'0” x 8'10”)

With coloured suite of large corner bath, WC, wash hand basin, separate shower, heated towel rail, tiled to dado.

Sewing Room

3.1m x 1.9m (10'2” x 6'3”)

With window east, radiator, fitted carpet.

Stairs lead from the inner landing to the second floor.

Second Floor –

Open Plan Living/Dining/Kitchenette

10.0m x 5.25m (32'9” x 17'3”)

Large room with feature beams, part coombed ceiling, 3 large Velux windows east, single drainer stainless steel sink unit, work top, integrated fridge, TV point, 4 radiators, fitted carpet, access to extensive under eaves storage.

Cloakroom

1.59m x 1.2m (5'3” x 3'11”)

With WC, wash hand basin, vinyl floor covering, skylight south, door to

 

Attic Storage

5.9m x 2.23m (19'4” x 7'4”)

Floored, with electric light, central heating boiler for second floor.

Bedroom 5

4.26m x 3.15m (13'11” x 10'4”)

With part coombed ceiling, wash hand basin, large roof light west, radiator, TV point, fitted carpet.

 

Bedroom 6

4.9m x 3.21m (16'1 x 10'6”)

With dormer window west with attractive arched coomb over, radiator, TV point, fitted carpet.

Bedroom 7

4.8m x 3.15m (15'9” x 10'4”)

With part coombed ceiling, roof light west with blind, radiator, fitted carpet.

GARDENS AND GROUNDS

The gardens and grounds at Guinach House are a particular feature of the property and include lawns and mature trees with copper beech and oak that give tremendous colour.  As well as the flowering rhododendrons and azaleas, there is a most attractive rock garden and herbaceous borders that have been established and maintained over the years. To the south and north there are open grassed areas suitable for children and dogs as well as   rhododendrons and azaleas and a wetland area with pond surrounded by hostas and ferns.  There is a generous gravelled parking area and an integral car port.

Additional Information

SERVICES

Electricity  Mains

Drainage  Mains

Water  Mains 

Gas  Mains

Heating  Gas

Telephone  Connection

Broadband  Connection

COUNCIL TAX

Band H.

DIRECTIONS

From the A9 at Ballinluig (about 20 miles north of Perth), take the A827 signposted to Aberfeldy.  After about 10 miles, drive through Aberfeldy to the Cross Roads/traffic lights and turn left into the Crieff Road (A826).  Directly after the last property on the right hand side turn right into Urlar Road, just before the entrance to The Birks.  Take the first turning on the right and follow the signs to Guinach House. 

Directions and a map are available on the Guinach House website shown below.

MOVEABLES

The fitted floor coverings, light fittings and blinds throughout are included.  The plate rack in the utility room is excluded.  The Britannia Range and Samsung fridge freezer in the dining kitchen and the furniture and furnishings in the guest bedrooms (Numbers 1, 2 and 3) are available by separate negotiation.

BED AND BREAKFAST BUSINESS

Although not currently being used for bed and breakfast, the sellers are happy to discuss this aspect with interested parties whilst viewing.  Details of the bed and breakfast business can still be found on the website – www.guinachhouse.co.uk .

SOLICITORS

Thorntons

17-21 George Street

Perth

PH1 5JY

Tel: 01738 621212

Fax: 01738 444766

VIEWING

Viewing is by prior appointment only through the selling agents – CKD Galbraith.  The person who may accompany you however, may not be an employee of CKD Galbraith.

Selling Agents / Local CKD Galbraith Office

IMPORTANT NOTES

1 These particulars are intended to give a fair and overall description of the property.  If any points are relevant to your interest, please ask for further information, prior to viewing.  Prospective purchasers are advised to seek their own professional advice.

2 Areas, measurements and distances are given as a guide.  Photographs depict only certain parts of the property.  Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of services and appliances.

3 These particulars shall not be binding on our clients whether acted on or otherwise, unless the same is incorporated within a written document, signed by our clients or on their behalf, satisfying the requirements of Section 3 of The Requirements of Writing (Scotland) Act 1995.

4 Closing Date

A closing date may be fixed.  Prospective purchasers who have notified their interest through lawyers to CKD Galbraith, in writing, will be advised of a closing date, unless the property has been sold previously.

The Seller will not be obliged to accept the highest, or indeed any offer and has the right to accept an offer at any time or withdraw the property from the market.  The Seller will not be liable for any costs incurred by interested parties.

5 Offers

Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to CKD Galbraith, 25 Bank Street, Aberfeldy, PH15 2DE.

6  Third Party Rights and Servitudes

The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof.

Planning Permission exists to erect 4 new dwellings within the grounds of Baldane to the north west of Guinach House.

To the west of Guinach House are the playing fields of Breadalbane Academy presently housing the transitional school in use whilst the new campus is under construction on the site of the existing school. 

The field will be re-instated and continue to be used as playing fields from Autumn 2008.