3 bed detached house for sale

Old Tawny Cottage, Kinnaird, By Inchture, Perthshire PH14

Charming cottage within a picturesque and well located village.

Description
Old Tawny Cottage is a most appealing property in the pretty village of Kinnaird, nestled within the foothills of the Sidlaws, midway between Perth and Dundee. Believed to date from the 1830s, it is understood that in the 19th century the property was the village pub, known as The Spread Eagle, and that for part of the last century the grounds were used as a market garden. It has been in the seller’s ownership since the 1980s, and is now a much-cherished family home set in grounds of some 0.45 acres. Old Tawny Cottage is a charming stone-built house, with a slate roof, and it is located opposite the former village church, now a house, and a small village green. It is mostly double-glazed. There is a double garage, with a useful studio above, while the gardens, which are enclosed, are a delight. As such it is an idyllic small family house, ideally located, and given its attractive surroundings, could also work well as a weekend retreat or holiday home.

From the parking area, a foot gate opens to the garden where a path leads to the front of the house. Alternatively a foot gate opens from the lane onto paving by the front door. A porch has an inner partially glazed door to a welcoming hallway with a tiled floor, stairs to the first floor, an understairs cupboard and a further cupboard. To one side is a charming sitting room with a cornice, Liberty fabric clad walls, panelling to dado level, fireplace housing a warming multi fuel burning stove, and fitted bookshelves. Double opening glazed doors link through to a well appointed dining kitchen which again has a tiled floor, together with wooden units. Appliances include a two oven aga, Indesit freezer, Indesit fridge, neff double oven/grill, Indesit dishwasher and a sink. Off the dining area is a spacious sun room linking the house to the garden; the sun room has previously been used as a dining room. A utility room has a back door to the lane, tiled floor, fitted units with Zanussi dryer and Hisense washing machine. Also downstairs is a tiled bathroom with bath, shower cubicle, pedestal washbasin and WC. Completing the ground floor is a bedroom with part panelled walls and recessed shelves. Upstairs are two further bedrooms, one with built in cupboards and a washbasin, and the other also having built in cupboards as well as a tiled en suite with shower, washbasin and WC.

The garden at Old Tawny Cottage is a delight. In front of the house is a paved terrace, ideal for sitting out, as are further paved areas adjacent to the sun room. There is a small greenhouse and a useful wooden garden shed (approx. 2.9m x 2.25m) with an attached lean to. Within the gardens are a pleasing array of rhododendrons, azaleas and magnolias, together with further shrubs, fruit trees, a small pond with a rockery and water feature, as well as composting bins. While designed with easy maintenance in mind, the garden has previously been featured in The Scotsman, and has an array of colour for much of the year. The garage, adjacent to the parking area, is tiled with a slate roof, and has an electric roller door, power and light, together with external steps up to a studio/office, again with power and light, and a wall mounted Beldray electric heater.

Location
Old Tawny Cottage is situated within the pretty village of Kinnaird, at the foot of the Sidlaw Hills, on the edge of the Carse of Gowrie, which stretches alongside the River Tay between Perth and Dundee. Kinnaird lies in a slightly elevated position and is a quiet, picturesque and family-orientated village, having no through road. There are scenic local walks, particularly in the hills. Kinnaird, the name of which means ‘the head of height’, is overlooked by a towering castle which dates from the early 16th century, and there is a communal rose garden in the village.
There is a nearby primary school in Abernyte, with a further primary school and local shopping in the village of Inchture. Secondary schooling is found at Perth High or at Harris Academy in Dundee. The recreational opportunities in the area are excellent. Nearby golf courses are found at Piperdam, Murrayshall and Perth, with Rosemount, Gleneagles, St Andrews and Carnoustie all within easy driving distance. Fishing can be taken on the River Tay and in nearby lochs, and there is sailing on the River Tay. Old Tawny Cottage is very conveniently situated, equidistant between Dundee (12 miles) and Perth (12.5 miles), and is readily accessible to the A90 dual carriageway which links into the central Scotland motorway network at Perth (M90 and M9), bringing both Edinburgh (and its airport) and Glasgow within easy reach. The A90 also affords swift and easy access northwards to Aberdeen. On the other side of the Sidlaws is the A94, which links Forfar to Perth. Dundee is an established centre of excellence in education, life sciences, medicine and dentistry, based around its universities (Dundee and Abertay) and the prominent teaching hospital of Ninewells. It has an impressive range of cultural facilities including the V&A museum on the regenerated waterfront in the heart of the city. Dundee also boasts a small regional airport with flights to Heathrow. Perth offers an alternative selection of professional services, shops, cultural and leisure facilities including Scotland’s most northerly racecourse nestled in the parklands of Scone Palace. There are several private schools all within daily driving distance of Kinnaird including Craigclowan (preparatory only), Dundee High School (with a dedicated bus pick up at Inchture), St Leonards, Glenalmond and Strathallan. On the other side of the Firth of Tay, in Fife, lies the historic university town of St Andrews, the home of golf. Both Dundee and Perth have mainline railway stations with services to both north and south, including a sleeper.

Square Footage: 1,479 sq ft

Acreage:
0.45 Acres

Directions
If coming from Dundee on the A90 dual carriageway, take the B953 turning, signposted Inchture and Abernyte. Follow the B953, signposted Abernyte and Kinnaird, and then take the first turning on the left, signposted Kinnaird and Ballindean. Continue for 2.3 miles, passing Ballindean and Craigdallie, and then turn right signposted Kinnaird. Proceed up the hill for 0.2 miles and then bear left, signposted Kinnaird.

If coming from Perth on the A90, take the Inchmichael junction, signposted Errol and Rait. Then turn immediately right signposted Kinnaird, and then turn right again, signposted Kinnaird. Proceed for 1.8 miles and at the crossroads proceed straight over. Proceed up the hill, for 0.2 miles and then bear left, signposted Kinnaird.

In the village take the first turning on the left, by the phone box, and Old Tawny Cottage will be seen on the right, opposite the church, which is now a house. Pass the adjacent Hollybush Cottage and the turning is immediately on the right. Park adjacent to the garage and a foot gate leads into the garden.

What3words ///junior.pumps.envisage
Distances – Aberntye 2 miles, A90 2.5 miles, Inchture 3 miles, Coupar Angus 10 miles, Dundee 12 miles, Perth 12.5 miles, St Andrews 24 miles, Edinburgh 53 miles, Aberdeen 76 miles

Additional Info
Viewings - Strictly by appointment with Savills .

Services - Mains water and electricity, propane gas central heating, private drainage (shared). The house used to have a private water supply and there is still a filtration system in use, but this could be disconnected.

Local Authority & tax band - Perth & Kinross Council tax band E

Fixtures & Fittings - Fitted carpets and light fittings are included, as are the curtains other than those in the sitting room, which along with the two sofas and ottoman in the sun room, could be available in addition.

Photos taken and brochure produced - May 2025

Parking - The drive past Hollybush Cottage to the garage and parking to the rear is shared, with Hollybush Cottage having the right to park one car. There is further visitor parking on the village green opposite.

Servitude rights, burdens and wayleaves
The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves, including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes, whether contained in the Title Deeds or informally constituted and whether referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied himself as to the nature of all such servitude rights and others.

Offers
Offers, in Scottish legal form, must be submitted by your solicitor to the Selling Agents. It is intended to set a closing date but the seller reserves the right to negotiate a sale with a single party. All genuinely interested parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection.

Deposit
A deposit of 10% of the purchase price may be required. It will be paid within 7 days of the conclusion of Missives. The deposit will be non-returnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents.
Important notice


Savills, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Our ref DRO250507