ST MARTINS, BY PERTH. PH2 6AL Offers Over 425,000

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1 KIRKLANDS, ST MARTINS, BY PERTH. PH2 6AL Offers Over 425,000 FORMER COACH HOUSE 2 PUBLIC ROOMS KITCHEN-UTILITY-STORE SUN ROOM - GARDEN ROOM DINING KITCHEN - GCH SHOWER ROOM - BATHROOM 4 DBLE BEDRMS 1 E/S- D/RM D.GARAGE-2.35 ACRES-POOL Rare to the market, Kirklands is a beautifully appointed detached, grade B listed property, enjoying a wooded back drop with countryside views. This unique property is situated within the idyllic hamlet of St Martins, some five miles from Perth, and is surrounded by some of Perthshire's finest scenery. The village of Balbeggie close by, has a primary school and shops and garage; the outer-ring motorway network at nearby Perth, provides easy commuting to all major cities and airports in the central belt. This highly desirable property, a former coaching inn, was originally built circa 1746 and having been skilfully converted, offers versatile accommodation with a strong emphasis placed on retaining the character of an earlier era. Originally called Burnside, there are a wealth of original features including ornate cornicing, deep skirtings, open fireplaces, and deep-silled windows enjoying splendid views. Accomodation comprises a living room, dining room (the former taproom), dining-kitchen, utility, bootroom, garden room, shower room and sunroom. At first floor level is the principal bedroom and dressing room/bathroom suite (the former gentlemans parlour), a second bedroom and family bathroom. Two further bedrooms and study area are situated on the second floor. LPG central-heating is installed, most windows are 'sash and case' with original shutters, there are ample storage facilities throughout, and a security alarm system is fitted. Standing in approximately 2.35 acres of splendid mature garden grounds, this unique family home enjoys a heated outdoor swimming pool with shower, greenhouse, and patio; all peacefully secluded by the surrounding countryside. There is a large double garage and ample parking for several cars.

2 This could be developed further to form a most elegant and comfortable family home for which there is anticipated considerable demand. Early viewing is indeed very highly recommended to appreciate this 'rare to the market' property. ENTRANCE HALL - 16'1" x 8'3" (4.90m x 2.52m approx) An impressive covered porch with ceramic floor tiles leading to an original solid wood front door with glazed insert. Hallway gives access to the livingroom, dining room, kitchen, shower room, garden room, sunroom and stairs, giving access to all bedroom accommodation. Smoke alarm; deep understair cupboard for storage; picture lights; stripped floorboards; t.v and telephone points. SHOWER ROOM This modern wetroom is fitted with a three-piece white suite comprising w.c., wash-hand basin and shower, making this perfect proximity to the swimming pool. Expelair; stainless steel ladder radiator towel rail; decorative light; vinyl non-slip flooring; 12-pane window to side. SITTING ROOM - 20'7" x 14' (6.27m x 4.27m approx) This beautifully-proportioned room has triple bay sash and case windows enjoying splendid garden views. A solid-fuel fireplace with stone surround is central to the room with a shelved recess to the side. There are ceiling spots and pendant lighting, t.v. and telephone points, and ample space for occasional furniture. DINING ROOM - 17'6" x 16'2" (5.33m x 4.93m approx) This was originally the taproom, which still has the salt holes and hooks to the ceiling. There are dual-aspect windows with views to the rear and side and a splendid raised solid- fuel stone fireplace adds a focal point to the room. There are pendant and picture lights, t.v. and telephone points, parquet flooring, and doors leading to the garden room and sunroom. GARDEN ROOM - 13'6" x 5'5" (4.12m x 1.65m approx) This useful room is currently used for flower arranging, and could be converted to an office. There is a stone circular sink with triple taps, a shelved recess, and space for furniture. Dualaspect 12-pane windows enjoy views to the rear and side, and a door gives access to the garden.

3 SUNROOM " x 11'4" (3.48m x 3.45m approx) This lovely dwarf-wall hardwood sunroom, is the perfect spot to sit and relax and enjoy the pretty garden views. There is ample space for casual dining, wall-lights, solid stone flooring, and a door which opens to a sun-trap patio. DINING-KITCHEN - 15'6" x 14'7" (4.72m x 4.45m approx) This light, spacious kitchen is fitted with solid wood base units with extensive shelving, deep double stainless-steel sinks with taps, and 12-pane sash and case window enjoying garden views. There is a six-ring gas range with extractor canopy above, dishwasher, and ample space for casual dining. There is vinyl flooring, ceiling spots and pendant lighting, a door to the utility and store room, and splendid 12-pane french doors opening to the garden. UTILITY - 8'10" x 6'4" (2.69m x 1.93m approx) A useful room with stone floor and skylight, has an extensive wall of shelving. Automatic washing machine, space for tumble dryer and upright fridge-freezer, and door opening to the storeroom. BOOTROOM/STORE - 14'9" x 8'2" (4.50m x 2.49m approx) Currently used as a storeroom, however would make an ideal bootroom, with stone floor, and solid wood outer door opening to the garden. STAIRS TO FIRST FLOOR LANDING A splendid staircase leads to the first floor landing, which has a part-vaulted ceiling with skylight, providing natural light to an attractive shelved recess. There is deep understair storage, wall lights, a smoke alarm, and stripped floorboards. PRINCIPAL BEDROOM - 16' x 14'2" (4.88m x 4.32m approx) This grand double bedroom was the former gentleman's parlour and enjoys dual-aspect sash and case windows with working shutters, views to the south and west. Features include an attractive ornamental cast-iron fireplace, stripped floorboards, wall and pendant lighting, t.v. and telephone points, and steps to a magnificent dressingroom/bathroom. DRESSING ROOM/BATHROOM - 14'7" x 12'11" (4.45m x 3.94m approx) This luxurious of rooms is fitted with a four-piece white suite comrising w.c., bidet, wash-hand basin and rolltop bath, and enjoys dual-aspect windows with window seating, overlooking the

4 gardens. There is extensive curtained shelved hanging space, wall and pendant lighting. BEDROOM 2-16'2" x 12'9" (4.93m x 3.89m approx) Charming dual-aspect double bedroom, with sash and case windows with window seating and working shutters. A cast-iron ornamental tiled fireplace is centre to the room, and there is a cupboard with shelved hanging space. FAMILY BATHROOM Fitted with a three-piece white suite comprising w.c., wash-hand basin, rolltop bath, and mirror. A sash and case window, with window seat and shutters, enjoys garden views. STAIRS TO SECOND FLOOR Curved stairs with skylight, leads to further bedrooms. BEDROOM 3-12'11" x 9'7" (3.94m x 2.92m approx) This is a delightful coombed triple-aspect double bedroom with skylight, and extensive shelving for books. STUDY AREA - 9'9" max x 7'8" max (2.97m x 2.34m approx) A door opens to an area with coombed ceiling and sky light, wall-lights, and more shelving, making an ideal study area with two cupboards for storage. BEDROOM 4-13'6" x 10' (4.12m x 3.05m approx) This is another charming coombed double bedroom, with dual-aspect deep-silled windows, a skylight, and cupboard with hanging space. This attractive period property is beautifully situated in approx 2.35 acres of well-maintained landscaped gardens, enjoying a wooded back drop. Access is via private gates opening to a large driveway with double garage. This beautiful, fully-enclosed mature garden enjoys copius amounts of established trees, plants and shrubs, providing year-round interest and colour. A south-facing terrace enjoys views over the lawn, where two wells, originally used for the horses, are housed. There is a small bridge over a burn to the rear, and to one side of the house is a greenhouse. Steps lead to a completly secluded wooded garden, which houses the large heated outdoor swimming pool, with winter cover and outdoor shower; there would be ample space for a summerhouse, making it a perfect spot to relax. This spectacular garden is a child's dream in which to play, with open woodland and views across the surrounding fields and countryside beyond. GENERAL It is proposed to include all fitted floorcoverings, carpets, blinds, washing machine, and greenhouse in the sale. Please note all garden furniture and ornaments are not included, and some items of furniture may be available by separate negotiation. LOCATION From Perth take the A94 through Scone to Balbeggie. Take the turning left sign posted St Martins and continue into St Martins turning right on the bend at the sign saying St Martins

5 Church. Travel over a small bridge, past a white gate and continue straight on where Kirklands can be found on the right-hand side with our sign. Viewings are strictly by appointment only. Entry: By arrangement Council Tax: Band F To View: Contact solicitors on McCash Ref: 1464 Office Ref: AMK/MD June 2011 ALWAYS MAKING THE RIGHT MOVE WITH McCASH & HUNTER PROPERTY SERVICES 25 South Methven Street, Perth PH1 5ES Tel: Fax: property@mccash.co.uk McCash & Hunter is the trading name of McCash & Hunter LLP, a limited liability partnership. Registered in Scotland No. S Registered Office: 25 South Methven Street, Perth PH1 5ES Free valuations of your Property

6 Although these particulars are believed to be accurate they are intended only to give a general description of the property. Their accuracy is not warranted and they do not form part of an offer to sell. McCash & Hunter Ref: /AMK/MD