5 bed detached house for sale

Brae Of Cluny, Strathtay, Aberfeldy PH15

Idyllic hillside home with development potential and an astonishing view.

Description
The Farmhouse
Brae of Cluny dates from about 1860 and was originally part of Edradynate Estate. The farmhouse has appealing traditional character and a simple but charming interior. At its heart is an open plan sitting/dining room. Walls of bookshelves and a wood burning stove give it a cosy atmosphere in the evenings whilst picture windows fill the room with southerly light during the day. The kitchen has a well preserved 1970s kitchen complete with a serving hatch to the living room. It has one of the best views in the house along with a useful walk-in pantry/larder. To the rear of the house the entrance hall gives access to a series of practical rooms including a WC, boot room and utility room (with external door). On the first floor there are three south facing double bedrooms at the front of the house along with a smaller fourth bedroom and a bathroom to the rear. The farmhouse has been well maintained over the years and whilst it is comfortable and characterful in its current form, there is (subject to consents) exciting potential to refurbish, re-configure or extend to suit requirements.

The Cottage
Beside the farmhouse an attractive L-shaped stone outbuilding has been converted into a cottage with a double bedroom, shower room, kitchen and an impressive 13m long entertaining room. With a vaulted ceiling, huge picture windows and a split level floor (creating a stage), this room is ideal for dancing, dining, performing, working or simply relaxing. A woodburning stove sits in front of an exposed stone wall and warms this room in the winter whilst sliding glass doors open this space up to the garden in summer. The cottage is ideal as overflow accommodation for guests or for holiday lets, and for entertaining in great style. It is a versatile building and subject to consents, it could be adapted or extended for a variety of uses.

Courtyard and outbuildings
The courtyard at Brae of Cluny is a particularly charming element of the property. The buildings have been well looked after over the years and are currently all dry and useful stores. The barns would be ideal for outdoor sports gear, or as workshops and garaging.

Outside
The grounds at Brae of Cluny extend to 0.66 acres which is mainly grass with mature fruit trees to the front of the house. On its eastern side by the entertaining room is an area of hardstanding and flat lawn, with a glorious view.

Note on development potential
Architects’ drawings by Orchil Architectural Consultants illustrate the scope for the redevelopment and extension of Brae of Cluny. Images of these proposals have been illustrated in this listing, however planning permission was not sought and these are shown only as an illustration of the potential of the property. Please speak to the selling agent for further details.

Location
Brae of Cluny is idyllically situated high on a south facing hillside above Strathtay. The property enjoys peace, seclusion and breathtaking views. From Brae of Cluny it is possible to strike out for miles across the highland Perthshire countryside enjoying uplifting views and walks in any direction. Lochs Glassie and Derculich are easily reached via hill tracks behind the house and the peaks of Farragon and Meall Tarneachan are not far beyond. Many of Perthshire’s most beautiful landmarks are nearby and the area is perfect for all sorts of outdoor activities; Schiehallion and Ben Lawers are well known local munros and lochs Tummel, Tay and Rannoch are popular for watersports.

Whilst there is an exhilarating sense of being away from it all at Brae of Cluny, it is in fact less than 3 miles from the local shop in Strathtay village which is linked via a bridge to Grandtully where there are two pubs with restaurants and a café. Aberfeldy (4 miles) has various independent shops, galleries, cafés and restaurants as well as a supermarket and cinema. The town has medical and legal services as well as schooling at Breadalbane Academy which has leisure facilities shared with the community. Pitlochry (12 miles) has its busy Festival Theatre as well as a further selection of amenities and daily train services to Inverness and London.

The A9 is 8 miles from Brae of Cluny, providing easy access north to Inverness and south to Perth (30 miles), Edinburgh Airport (71 miles) and Glasgow Airport (95 miles).

Square Footage: 2,816 sq ft

Acreage:
0.66 Acres

Directions
From the A9 follow the A827 towards Aberfeldy. Just before crossing the River Tay turn right to Strathtay. On leaving Strathtay village, continue for 2 miles until turning right beside a roadside cottage and head up the hillside, passing Laigh of Cluny and Milton of Cluny until reaching a t-junction at the top of the hill and turning left to Brae of Cluny. The distance from the main Strathtay road to Brae of Cluny is approximately 1 mile.

What3words: Harshest.tilting.lecturers

Additional Info
Viewings - strictly by appointment with Savills .

Services - Mains electricity. Private water and drainage. Oil central heating in the cottage. Electric heating in the farmhouse.

Perth and Kinross Council tax band F.

Fixtures & Fittings - Standard fittings and fixtures are included in the sale.

Photos taken September 2025

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.