TILLYOCHIE HOUSE KINROSS

TILLYOCHIE HOUSE KINROSS

TILLYOCHIE HOUSE KINROSS KY13 0NL Kinross 3 miles, Dollar 9 miles, Perth 17 miles, Edinburgh 28 miles PICTURESQUE GEORGIAN COUNTRY HOUSE SET IN 14 ACRES WITH EXCELLENT EQUESTRIAN FACILITIES AND EXTENSIVE OUTBUILDINGS Sitting room, family room, dining room, kitchen / dining room, study, butler s pantry, utility room, pantry, WC 8 bedrooms, 3 bathrooms, shower room Stables with 6 loose boxes, ménage, horse walker, shop (potential for cottage), outside store and office Mature gardens, paddocks, tennis court, greenhouse, summerhouse about 14 acres EPC Rating = F Wemyss House 8 Wemyss Place Edinburgh EH3 6DH Tel: 0131 247 3700 edinburghresi@savills.com

Directions From Edinburgh take the M90 and leave at Junction 6, signposted Kinross and Milnathort. Turn left onto the A977 and first right onto the B918. After approximately 2 miles, turn left over the hump-backed bridge to Tillyochie. The entrance to Tillyochie House is about half a mile from the bridge on the right hand side. From Perth, leave the M90 at Junction 6; take the third exit off the roundabout onto the A977, and follow the directions above. Situation Tillyochie House is ideally placed for access to all of Scotland s major cities. The M90 gives quick access to both Perth and Edinburgh. There is also a Park and Ride service at Kinross with regular express coach routes to Edinburgh and Perth. Inverkeithing station (17 miles) has regular train services into both Haymarket and Edinburgh Waverley, as well as a further Park and Ride service. Edinburgh Airport (27 miles), situated on the western periphery of Edinburgh, has a wide range of domestic and international flights. Tillyochie House is in the catchment area for Milnathort and Kinross Primary Schools. There are a number of private schools within easy reach including Dollar Academy which is only 9 miles to the west, as well as Strathallan, Craigclowan, Kilgraston, Glenalmond and St Leonards. Nearby Kinross is an attractive county town which offers a wide range of local facilities, including shops, professional services, primary and secondary schooling, restaurants, several hotels, a curling rink, a supermarket and two golf courses and spa. The Loch Leven Heritage Trail is a unique waterside route which now encircles the entire loch (approx 13 miles), linking natural, historic and cultural heritage sites also passing the RSPB reserve at Vane Farm. The loch is also renowned for its excellent brown trout fishing and for Loch Leven Castle, where Mary Queen of Scots was held prisoner from 1567 until her escape in 1568. The beautiful countryside surrounding it provides some of Scotland s best walking, cycling, riding and field sports opportunities. Description Tillyochie House is a classical Georgian country house which sits in a beautiful private setting within its own mature grounds. The accommodation is well presented throughout and while the original house is Georgian, it was subsequently extended in the Edwardian era to create additional living space. The principal reception rooms sit off the main entrance hall. The beautifully proportioned sitting room has south facing French doors leading out into the garden and a further window with working shutters to the front of the house. There is an open fireplace with slate hearth and decorative marble mantelpiece. The dining room sits across the hall and has original parquet flooring with windows to the north and east offering lovely views. It also has a traditional press and a small corridor leading through to the butler s pantry which connects through to the kitchen and is fitted with units, a large storage cupboard and a sink. The kitchen can also be approached from the rear corridor. It has three windows overlooking the rear gardens and is fitted with a range of units with solid wood work surfaces and a double sink. Integrated appliances include a dishwasher, fridge, and a four door AGA with two hobs and a separate double electric AGA oven. Off the kitchen is a study, a pantry, and a utility room with original Belfast double sinks, a large airing cupboard, fitted cabinets and plumbing for a washing machine and tumble dryer. The family room sits to the rear of the house and has French doors out into the garden and a fireplace with decorative wooden mantelpiece. Across the hall from here is a cloakroom with separate WC. A staircase with decorative white painted iron balustrades and a wooden banister leads from the front entrance hall to a half landing where there is a family bathroom. The staircase continues up to the large landing above. There is a generous area on the landing for a desk in the window overlooking the front gardens. Off the landing there are four double bedrooms all of which have beautiful views over the surrounding gardens. The bedroom to the rear of the house has French doors which open up onto a balcony providing a beautiful outlook over the rear gardens. Adjacent to this there is another family bathroom. From the half landing a door leads to a further corridor off which there are four bedrooms, a shower room and a bathroom. At the end of the corridor there is a door which leads out to the side of the house with an external stone staircase leading to ground level. This part of the house would lend itself to a self contained guest annexe and can also be accessed from a secondary internal staircase. Gardens and Grounds Tillyochie House sits in the centre of its own gardens and grounds which extend to about 14 acres. The setting is particularly special with mature gardens and grounds surrounding the house which include paddocks, extensive outbuildings, high quality equestrian facilities and a tennis court. The grounds are completely enclosed by mature woodland giving it fantastic privacy. A tarmac driveway passes through stone pillars sweeping through mature woodland and up to the rear of the house where there is ample parking. The driveway continues around the house completing the circuit. It also continues down to the stables and the equestrian facilities. The gardens at Tillyochie House are largely laid to lawn and interspersed with a range of mature broadleaf and coniferous trees, large shrubs including rhododendrons and a variety of well stocked flower beds. The principal garden sits east facing to the front of the house and in the corner is a private secret garden with terraced flower beds, stone steps leading down and a greenhouse in the corner. There are further gardens to the rear of the house in which there is a summerhouse. In the north west corner is a hard surface tennis court.

Outbuildings Tillyochie House has a superb range of outbuildings and equestrian facilities. The current owners run an equestrian shop called The Tack Room from the outbuildings to the rear of the house. This is a brick built building and comprises two connected showrooms. The building has excellent potential for conversion into a separate cottage, a home office or gym, subject to obtaining the necessary consents. Adjacent to The Tack Room is a further range of outbuildings which sit directly behind the main house. This has four separate doors and is split into an office, an outside utility room and two further store rooms, all with electricity and heating. Equestrian Facilities The equestrian facilities sit to the north of the main house. There is an extensive range of stabling set to the side of a large concrete yard. The stabling includes six large loose boxes with fitted rubber matting. There is also a large shed for garden machinery, a large tack room with a sink and a well ventilated hay / log store. Beyond this is a Claydon horse walker. The riding ménage sits in the north east corner and is sheltered by mature pine trees. It is about 20m by 50m in size and has a shredded rubber surface. The paddocks are set around the gardens and enclosed by post and rail fences. The mature woodlands surrounding the grounds have also been split into separate paddocks to provide further sheltered grazing. There is additional grazing land (about 8 acres) with a field shelter a short distance from the end of Tillyochie House s drive which is available subject to separate negotiation. General Remarks Services Mains electricity. Private drainage to septic tank. Central heating provided by an oil fired boiler. Water from private spring. Local Authority Tillyochie House sits in Perth & Kinross Council Tax Band H. The Tack Room shop is commercially rated ( 2,950 per annum) however it is exempt due to small business rate relief. Solicitors Morisons LLP, 1 Exchange Crescent, Conference Sq, Edinburgh, EH3 8AN. Tel: 0131 226 6541. Neighbouring planning consents There is planning permission for three new dwellings (09/00848/FLL) at Tillyochie Farm to the east of Tillyochie House. Fixtures and Fittings All fixtures and fittings are included in the sale apart from the following: The curtains in bedroom 1, bedroom 7, bedroom 8 and study. The light fittings on the first floor landing and front hall. The fixed units in bedroom 3, bedroom 5 and the study. The stone bird bath and the urns at the front door are also excluded.

Additional Opportunities The stock and ongoing business associated with The Tack Room may be available by separate negotiation. Additional grazing (about 8 acres) can be purchased subject to separate negotiation. 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. Photographs Taken in August 2017. Viewing Strictly by appointment with Savills - 0131 247 3700. 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. Brochure produced August 2017. 17/08/15 HM

Family Room 4.60 x 4.19 15'1" x 13'9" WC Hall Butler's Pantry. Kitchen/ Dining Room 6.86 x 4.34 22'6" x 14'3" Pantry Utility Room 3.25 x 3.25 10'8" x 10'8" Study 3.25 x 3.25 10'8" x 10'8" Gross internal area (approx) 402.72 sq.m (4335 sq.ft) Shop Gross internal area (approx) 101.08 sq.m (1088 sq.ft) (Including Store) Out Buildings Gross internal area (approx) 215.99 sq.m (2325 sq.ft) (Including Summer House,Stores,Green House & Stables) For Identification Only. Not To Scale. Sitting Room 6.10 x 4.75 20' x 15'7" Hall Dining Room 6.12 x 4.67 20'1" x 15'4" Shower Room Bedroom 7 4.42 x 2.31 14'6" x 7'7" Bathroom Bedroom 8 3.02 x 2.21 9'11" x 7'3" Bathroom Bedroom 1 4.22 x 3.96 13'10" x 13' Hall Ground Floor Bedroom 6 3.30 x 3.20 10'10" x 10'6" Bedroom 5 4.78 x 3.28 15'8" x 10'9" Bathroom Bedroom 4 4.75 x 2.59 15'7" x 8'6" Bedroom 2 4.78 x 3.99 15'8" x 13'1" Hall Bedroom 3 4.72 x 3.38 15'6" x 11'1" First Floor

Stores Store 2.41 x 2.67 7'11" x 8'9" Store 2.67 x 1.63 8'9" x 5'4" Store 3.02 x 2.97 9'11" x 9'9" Store 6.22 x 2.87 20'5" x 9'5" Shop Stable 4.78 x 3.33 15'8" x 10'11" Stable 3.84 x 3.51 12'7" x 11'6" Shop 6.73 x 6.40 22'1" x 21' Shop 6.71 x 5.71 22' x 18'9" Stable 5.38 x 3.53 17'8" x 11'7" Shop Gross internal area (approx) 101.08 sq.m (1088 sq.ft) (Including Store) Out Buildings Gross internal area (approx) Shop 215.99 sq.m (2325 sq.ft) Gross internal area (approx) (Including Summer House,Stores,Green 101.08 sq.m (1088 sq.ft) House & Stables) For Identification Only. Not To Scale. (Including Store) Out Buildings Gross internal area (approx) 215.99 sq.m (2325 sq.ft) (Including Summer House,Stores,Green House & Stables) For Identification Only. Not To Scale. SquareFoot 2017. Ground Floor Greenhouse 7.82 x 2.16 25'8" x 7'1" Stable 5.18 x 3.53 17' x 11'7" Store 7.42 x 3.05 24'4" x 10' Stables & Stores Summer House Store 5.03 x 3.53 16'6" x 11'7" Summer House 3.51 x 2.57 11'6" x 8'5" Open Store 6.93 x 3.86 22'9" x 12'8" Stable 4.62 x 3.45 15'2" x 11'4" Stable 4.60 x 3.40 15'1" x 11'2"

Reproduced from the Ordnance Survey Not to Scale mapping with the permission of the Controller of Her Majesty's Stationery Office Crown copyright (100041908) NOT TO SCALE Reproduced from the Ordnance Survey Not to Scale mapping with the permission of the Controller of Her Majesty's Stationery Office Crown copyright (100041908) NOT TO SCALE