4 bed detached house for sale

Balloch, Folda, Blairgowrie, Perthshire PH11

A pretty traditional cottage in a peaceful, unspoilt highland setting

Description
Originally a farm cottage with outbuildings, Balloch is believed to date from the 18th century and was historically occupied by the shepherd for Forter Farm. In the 1980s the outbuildings at Balloch were joined to the cottage and converted into additional accommodation so that the property is now deceptively large and comfortable as well as having lots of traditional character. In the last couple of years the property has undergone a subtle and sensitive refurbishment.

Balloch is approached via a shared private track which leads to parking beside the house. The original front door to the house opens into a small hall with a sitting room on one side and an office/ bedroom 4 on the other. Both these rooms have pretty south facing windows. The sitting room has a large stone fireplace and woodburning stove. Painted timber beams and wall panelling give the room a cosy feel. It links to the kitchen which is situated in the centre of the property. With space for a dining table, and characterful pine cabinetry as well as a two oven aga in British Racing Green, this is a warm and welcoming room ideal for informal dining. Behind the kitchen and on a slightly raised level is an impressive dining room which was created within the old stone steading. The room has a mixture of timber lined and exposed stone walls. Its vaulted ceiling has timber beams and large windows on both sides fill the room with light. This is a wonderfully versatile room and in the past has been used variously for dancing, dining, working and as a games room.

Beyond the dining room is a short passage to the main bedroom and bathroom. Spanning the width of the building the main bedroom is both roomy and cosy with three windows keeping it bright. The bathroom has recently been completely refurbished and has a walk in shower, a jacuzzi bath and glossy herringbone wall tiles. Balloch also has a utility room / boot room with plenty of space for outdoor gear, as well as a larder/pantry. On the first floor, there are two characterful south facing double bedrooms and a bathroom.

Outside
Balloch is set in about 0.8 acres of garden which wraps around the house and is mainly down to grass with gravel parking edged with field stones. Birch, copper beech and conifers are amongst the trees that surround Balloch, giving the garden shelter, interest and privacy. The Duchray Burn flows down the eastern boundary of the property and is a lovely part of the garden. A footbridge leads across the burn to the perfect spot to sit out and enjoy the evening sun. An old stone dyke forms the northern boundary where there is also a useful timber shed and a greenhouse.

Location
Balloch has a wonderfully private and peaceful situation at the end of a shared farm track and set back from the hill road that links Glenisla with Glenshee. Glenisla is arguably the prettiest of all the Angus Glens with its rolling green fields on either side of the River Isla with more dramatic hills beyond. Mount Blair, Loch Shandra, Loch Auchintaple, and the Cateran Trail are all easily accessible from the house and the southern boundary of the Cairngorms National Park is less than a mile away. Stalking as well as pheasant and grouse shooting can be taken on local estates. Fishing is available on the local rivers Ericht, Isla, Shee and Tay as well as lochs Shandra and Lintrathen and on the Backwater Reservoir. Cycle routes include a 6 mile road circuit around Glenisla and extensive off-road tracks in Glen Markie and the surrounding glens. The ski centre at Glenshee is 14 miles away and there are three golf courses at Alyth as well as a championship course at Rosemount (Blairgowrie). Blairgowrie (17 miles) has supermarkets, cafés, restaurants and professional services. There is a primary school in Lintrathen and secondary schooling in Kirriemuir and Blairgowrie as well as a choice of private schooling closer to Perth.

Perth (34 miles) and Dundee (29 miles) are easily reached and offer all the services expected of major cities. Dundee, Aberdeen and Edinburgh airports have regular flights to London.

All distances and travel times are approximate.

Square Footage: 2,210 sq ft

Acreage:
0.8 Acres

Directions
From Blairgowrie follow the A93 north towards Glenshee. Drive through Bridge of Cally and after about 7.5 miles turn right onto the B951 towards Cray, Forter and Glenisla. Follow this road for about 2 miles and the entrance to Balloch is through a farm gate on the left-hand side.

Additional Info
Viewings
Strictly by appointment with Savills .

Services
Mains electricity. Private water and drainage. Oil fired central heating.

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

Fixtures & Fittings
The freestanding fridge/freezer, chest freezer, washing machine and tumble drier are specifically excluded from the sale. The fridge/freezer in the cupboard and the dishwasher are included in the sale.

Photos Taken March 2026

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.