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Aberfeldy about 4 miles, Perth about 30 miles

Fixed Price £640,000

Overview

A stunning contemporary house with outstanding views of the Highland Perthshire hills.

• Ground Floor: Hall. Kitchen/Dining Room. Family Room. Sitting Room. Study/Bedroom, 5. Utility Room. Cloakroom. W.C.

• First Floor: Master Bedroom with En-Suite, Shower Room. Dressing Room. Second Bedroom with En-Suite Shower Room.

Two further Bedrooms. Family Bathroom.

• Built to exacting standards.

• South facing private garden and courtyard.

• Private garage.

• Garden Patio.

• Home Entertainment System.

General

Taigh Iaruin lies in an elevated position on the south side of Strathtay amongst some of the most dramatic scenery Scotland has to offer and enjoys magnificent views over the River Tay to the woodlands and mountains of Highland Perthshire beyond.

This part of Perthshire is highly accessible, with the A9 trunk road, giving swift access north and south, lying only a few minutes drive east of Laidneskea. Edinburgh airport lies approximately 66 miles to the south, provides a regular shuttle service to London and other major European cities. The county town of Perth some 28 miles to the south, provides a comprehensive range of facilities. Aberfeldy, some 4 miles to the west, has an excellent range of local shops and services, including a doctor's surgery, veterinary practice and primary and secondary schools. This part of Highland Perthshire provides a wide range of outdoor activities, including shooting, stalking and fishing on local estates and rivers. Golf can be enjoyed on nearby courses at Aberfeldy and Kenmore and for the hill-walker there are a number of "Munros" in the area including Perthshire's highest peak Ben Lawers, a short drive to the west. Pitlochry, 12 miles to the east, offers a wide range of services with local and national retailers, a mainline rail station and the "theatre in the hills".

There are a number of interesting low ground walks in the area and superb bird watching opportunities available, including the osprey reserve at the Loch of Lowes by Dunkeld. In addition, there are many exhibitions, galas and concerts held throughout the area, including the annual Arts Festival at Dunkeld and Birnam.

In addition to local primary and secondary schools, there is a good choice of independent schools including Glenalmond, Kilgraston, Ardvreck and Strathallan, all within a short travelling distance.

DESCRIPTION

Taigh Iaruin is the only new build property at Laidneskea and is a free-standing contemporary house designed to complete the existing courtyard. The inspiration for this house comes from agricultural buildings found in the local area. Constructed through a Single Insulated Panel (SiP) technique manufactured by Kingspan, this house has an unrivalled level of insulation designed to significantly reduce heating requirements. Perthshire developers Tighmor, together with Simpson and Brown architects have designed a house using state of the art technology whilst incorporating traditional materials including, stone built walls, timber cladding, slate roof and aluminium rain goods. Inside there is solid oak flooring in public rooms with slate tiled floors in the kitchen/dining area and utility room.

Taigh Iaruin is a lovely family home, offering enormous potential with flexible and adaptable accommodation. The rooms are arranged over two floors. The spacious kitchen/dining area enjoys a southerly aspect with a full height ceiling and a glazed elevation with a door leading out to a private courtyard. The kitchen is finished to an extremely high standard, with Newcastle Furniture Company wall and floor units. The sitting room benefits from outstanding views to the east through the glazed double doors framing the spectacular scenery. On the first floor, the master bedroom is a bright room with glazed double doors leading to a "Juliet" balcony, en-suite shower and a dressing room. There is a second bedroom with en-suite shower room, family bathroom with laundry chute and two further bedrooms.

Accommodation

The accommodation over two floors comprises:

Solid wooden door with glass window leads to:

Hall

3.00m x 2.20m (9’8” x 7’2”)

With oak hardwood floor, halogen downlighters and doors leading to:

Kitchen/Dining Area

5.70m x 5.40m (18’7” x 17’7”)

With slate tiled floor to kitchen area, island unit with woodblock work surface, electric four door Aga, Siemens combination oven, Belfast sink, Siemens dishwasher, integrated fridge/freezer, pendant and wall mounted lights and doors leading to private courtyard and garden area.

Family Room

5.40m x 3.60m (17’7” x 11’8”)

With solid oak floor, wall mounted radiator, wall mounted lights and pendant lights.

Study/Bedroom 5

3.60m x 3.20m (11’8” x 10’6”)

With carpet, wall mounted radiator, halogen downlighters.

Sitting Room

5.9m x 5.3m (19’2” x 17’4”)

With wall mounted radiators, halogen downlighters, wall mounted lights, wood burning stove with slate hearth, solid oak flooring and speakers in the ceiling.

Utility Room

3.60m x 1.90m (11’8” x 6’3”)

With ceramic tiled floor, stainless steel sink, plumbed for washing machine, space for tumble drier, laundry chute, halogen downlighters.

W.C.

2.3m x 1.0m (7’6” x 3’4”)

With ceramic tile flooring, heated towel rail, W.C., wash hand basin, halogen downlighters.

Cloakroom

2.3m x 1.0m (7’6” x 3’4”)

With solid oak floor, halogen downlighters.

From the hall a staircase leads to:

Master Bedroom

3.8m x 5.3m (12’3” x 17’4”)

With carpet, wall mounted radiators, halogen downlighters, wall mounted lights.

En-suite Shower room

1.90m x 2.20m (6’2” x 7’2”)

With ceramic tiled floor, heated towel rail, wash hand basin, W.C., shower unit and halogen downlighters.

Dressing Room

1.90m x 1.90m (6’2” x 6’2”)

With carpet and halogen downlighters.

Bedroom 2

3.60m x 4.10m (11’3” x 13’3”)

With wall mounted radiator, fitted wardrobe, halogen downlighters, ceiling speakers.

En-suite shower room

2.20m x 1.2m (7’2” x 3’9”)

With ceramic tiled floor, heated towel rail, W.C., wash hand basin, shower unit, halogen downlighters.

Family Bathroom

2.20m x 2.70m (7’2” x 8’9”)

With ceramic tiled floor, heated towel rail, W.C., wash hand basin, bath, shower unit, halogen downlighters.

Bedroom 3

3.20m x 4.10m (10’5” x 13’3”)

With wall mounted radiator, fitted wardrobe, halogen downlighters.

Bedroom 4

3.60m x 5.3m (11’8” x 17’4)

With wall mounted radiators, fitted wardrobe, wall mounted lights, halogen downlighters.

GARDENS AND GROUNDS

The garden at Taigh Iaruin surrounds the house and provides a most attractive setting to the property. Immediately outside the kitchen is a paved area within the private courtyard. There is a single garage adjacent to the pend and an additional allocated car port space to the west.

Additional Information

SERVICES

Water Mains – through a private pipe

Electricity Mains

Drainage Private

Heating Oil Fired

Internet Broadband available.

COUNCIL TAX

To be assessed

COMMON AREAS

The private road, private water pipe, water holding tank and associated equipment, sewerage treatment plant and other common landscaped areas will be under the control of an Owners’ Association, with each property owner being a member of the Owners’ Association and having a responsibility to contribute to the maintenance of these Common Areas in equal shares. The ownership of these areas may be transferred to the Owners’ Association at the discretion of the Developer (Tighmor/ I & H Brown). A third party Factor may be appointed to attend to all matters relating to the maintenance and upkeep of the common ground and equipment and to report to the Owners’ Association.

DIRECTIONS

From the A9 at Ballinluig take the A827, signposted Aberfeldy. Proceed along this road for approximately 5 miles, passing through the village of Grandtully, continue for approximately 1.5 miles and the entrance to Laidneskea is signposted on the left.

SOLICTORS

Shepherd and Wedderburn

155 St. Vincent Street

Glasgow

G2 5NR

Phone: +44 (0)141 566 9900

Fax: +44 (0)141 565 1222

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 have been prepared in all good faith to give a fair overall view of the property. If any points are particularly relevant to your interest in the property please ask for further information/verification. CKD Galbraith strongly recommend that you discuss any particular points which are likely to affect your interest in the property with them, in order that you do not make a wasted journey.

2. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise nor that any services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves on such matters prior to purchase and may wish to instruct an independent survey.

3. The photograph/s depict only certain parts of the property. It should not be assumed that any contents/furnishings/furniture, etc. photographed are included in the sale. No assumptions should be made with regard to parts of the property that have not been photographed. Please ask for further information if required.

4. Any areas, measurements, distances or plans referred to are given as a GUIDE ONLY and are NOT precise. Certain measurements have been taken using a laser measuring machine. If such details are fundamental to a purchase, purchasers must rely on their own enquiries.

5. Neither these particulars nor any subsequent communication by us on behalf of the vendors relative to the property shall be binding upon 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 or is granted in pursuance of any such document.

6. Entry Entry will be as mutually agreed.

7. Closing Date A closing date by which offers must be submitted may be fixed at a later date unless the property has been sold previously. Prospective purchasers who have notified their interest to CKD Galbraith, in writing, will receive a letter drawing their attention to the closing date. 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.

8. Offers Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to CKD Galbraith, Lynedoch House, Barossa Place, Perth PH1 5EP. Offerors, particularly those from England, should satisfy themselves, through their Scottish Lawyer, that they fully understand the implications of offering under Scottish Law.

9.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.

10. Conditions of Sale A deposit of 10% of the purchase price shall be paid within seven days of completion of missives, which deposit will be non-returnable in the event of the purchaser failing to complete the purchase for reasons not attributable to the Seller or their Agents. The balance of 90% will become payable on entry. Interest will be payable on the balance from the date of entry until paid at a rate of 5% over the Bank of Scotland base rate, notwithstanding consignation. In the event of a purchaser failing to pay the full purchase price within a month from the date of entry, the seller shall be entitled to resile from the bargain and to re-sell the property without prejudice to his right to recover from the prospective purchaser any loss incurred.