The Farmhouse The farmhouse has a superb elevated setting with magnificent south-facing views across the Carse of Gowrie towards the River Tay and Fife.

It dates from the late eighteenth century, with an extension in around 1800. Built on two floors, it is constructed of a lovely red sandstone quarried locally, and with a pitched slate roof. Renovated and modernised, particular features of the farmhouse include Georgian design sash-and-case astragalled windows, a stone hearth in the kitchen, panelled doors, wood floors and oil-fired central heating.

The farmhouse was comprehensively renovated between 2002 and 2005 with the restoration of several original features including the salt stone in the kitchen.

The accommodation comprises:

Ground Floor: Hall with understair cupboard; Sitting Room with open fireplace and shelved alcove; Dining Room with French windows to garden; large walk-in shelved cupboard; Kitchen with electric cooker, stainless steel sink, fitted cupboards and shelves; Rear Hall with thermostat unit and electric fuse box and plumbed for washing machine; WC.

First Floor Landing; Bedroom 1 with pair of built-in wardrobes and vanity units; Bedroom 2 with pair of built-in hanging cupboards and vanity units; Bathroom with bath, “Mira” shower unit, pedestal wash basin with illuminated mirror and shaving unit, heated towel rail, shelved cupboard; upper Landing with linen cupboard; Bedroom 3 with pedestal wash basin and built-in cupboard; Bedroom 4 with small hanging cupboard.

The farmhouse is in Council Tax band D and has an EPC rating of F.

Outbuildings Behind the house there is an old Dairy with stone shelves, and a former Laundry with a “Worcester” oil-fired boiler and a pair of earthenware sinks.

Garden In front of the house there is an attractive garden bounded by a stone wall and a beech hedge. Features include a pathway, plum tree, lawn and patio.

Land The land lies conveniently to the north and east of the farm buildings.

It comprises:

127.76 acres Class 3 arable ground (presently in grass leys) 12.65 acres permanent pasture 5.40 acres woods 3.86 acres buildings, miscellaneous 149.67 acres total.

Farm Buildings Implements Shed (19.30m x 5.56m) Situated behind The Farmhouse is a traditional range built of sandstone with a slate roof and a hardcore floor. It provides useful storage and garaging space. Attached is a Store (8.42m x 4.62m) of traditional construction.

Cattle Shed 1 (13.61m x 13.09m) In 3 bays of timber frame construction beneath a box profile roof with box profile cladding and Yorkshire boarding, block walls and a hardcore floor. Open side with feed barrier.

Sheep Shed (26.99m x 12.03m) In 6 bays of timber frame construction beneath a box profile roof with box profile cladding and Yorkshire boarding and a hardcore floor. It is suitable for housing sheep, hay/straw, and machinery/vehicles.

Barn (16.40m x 4.98m) Constructed of stone and slate with a concrete floor. Opens to a Workshop (5.49m x 5.20m). Attached to the Barn are former Stables (13.45m x 5.00m) of traditional construction and a garage.

Cattle Shed 2 (15.12m x 8.37m) In 3 bays of timber construction beneath a box profile roof and with stone walls. Open side with feed barrier.

Cattle Shed 3 (15.74m x 8.63m) In 4 bays of timber frame construction beneath a box profile roof with stone walls and a hardcore floor. Open side with feed barrier and trough.

Cattle Shed 4 (34.21m x 8.61m) In 8 bays of timber frame construction beneath a box profile roof with Yorkshire boarding, block walls and part concrete, part hardcore floor. Includes a Lean-to (26.94m x 3.93m) extending to 6 bays and containing cattle handing facilities. Attached is a feed store.

Cattle Shed 5 (29.56m x 8.80m) In 7 bays of timber frame construction beneath a box profile roof, Yorkshire boarding, block walls and part concrete, part hardcore floor. Attached is a Bull Shed (12.56m x 5.77m) with a timber frame, box profile roof, Yorkshire boarding and block walls. Open side with feed barrier.

Dutch Barn (28.36m x 6.59m) Situated at the end of the farm track and at the south of Small Hay Field is a Dutch Barn which is in 6 bays of steel frame construction with a corrugated roof.

Land at Guardswell Situated at the northern end of the farm, this is a productive block of arable land. It has convenient frontage to the minor county road linking Abernyte and Kinnaird.

It is a large arable field (46.03 acres) which is south-facing, well-drained, stock-proof fenced, and the western half was re-seeded in 2014 with a rye grass and clover mix.

The vendors have, by custom, taken crops of silage and hay off this field. It is also suited for growing arable crops of cereals, potatoes, and oilseed rape.

There is a small area of sheltered permanent pasture (3.74 acres) at the western side of the field.

Land beside Wester Ballindean This is a compact and very attractive block of land which, like the rest of the farm, faces south. It comprises:

35.73 acres (Class 3 ground, presently in grass leys) 17.15 acres permanent pasture 9.15 acres woods 1.71 acres miscellaneous 63.74 acres total.

Carseview Cottage Built in 2008 to a design of G S Brown Ltd on the site of a previous cottage, Carseview has lovely south-facing views towards the River Tay and with Fife beyond.

It is built of brick, which is harled, and with a tiled roof. There are a number of features including well-proportioned rooms, radiators in each room, and heating from an air source heat pump.

The accommodation comprises a covered Porch, Hall, Sitting Room, Kitchen, Three Bedrooms (1 en suite) and a Bathroom.

The cottage is in Council Tax Band D, and has an EPC rating of C.

There is a garden in front and to the side of the cottage, and this has a eucalyptus tree. The garden is sheltered by a mature cypress hedge.

Behind the cottage there is a large Garage and a set of Dog Kennels.

The Green Barn A new driveway leads to The Green Barn, which has a magnificent and elevated situation with splendid views across the Carse of Gowrie.

There is the unusual opportunity for the buyer to design and build a new house on this site, and to create a fine garden and grounds with landscaping.

Full planning consent (Reference: 14/02047/FLL) has been granted for the construction of a new house. Details can be viewed online at the planning portal of Perth and Kinross Council: www.pkc.gov.uk.

Architects’ plans as to how a new house might look are included, and further details are available from Denholm Partnership Architects (Tel: 01764 670899).

The proposed accommodation is:

Ground Floor: Open plan Kitchen/Dining/Sitting Room with glazed south gable wall, Utility Room, Snug/Study/ Bedroom 5, Bedroom 2 plus en-suite, Bedroom 3, Bedroom 4, Bathroom.

First floor: Bedroom 1 plus en-suite, Study/Gallery, Void over Sitting/Dining Room.

The services to the existing building/site comprise mains water and electricity.

This property has 266 acres of land.

Situation

Hilltown of Ballindean Farm has a private and yet accessible location on the edge of the Sidlaw Hills and with superb views over the renowned agricultural district of the Carse of Gowrie.

The farm is extremely well situated and is equidistant (11 miles) from Perth and Dundee, with a dual carriageway (the A90) linking the two cities and providing swift access to Edinburgh and Glasgow.

There is a hotel, primary school, pre-school nursery, village hall, shop, bowling green and church in the nearby village of Inchture; with comprehensive shopping, schooling and hospital facilities in Dundee and Perth. The airport at Dundee has regular flights to Stansted near London, and both Edinburgh and Glasgow airports have a large number of domestic connections throughout the UK, as well as a range of international destinations.

There are private schools within easy reach of the farm including Craigclowan, Glenalmond, Kilgraston, Strathallan, Dollar Academy, Dundee High School and St Leonards.

The Carse of Gowrie is rural and unspoilt with productive farmland rising from the River Tay to the Sidlaw Hills. There are opportunities for a wide range of outdoor pursuits in the locality with many lovely walks and cycle rides in the countryside. Salmon fishing can be rented on beats on the Earn and Tay. For the golf enthusiast there are courses at Rosemount, Blairgowrie, as well as the Championship courses of St Andrews, Carnoustie and Gleneagles, all of which are within a 40-minute drive.

There are livestock markets at Forfar and Stirling, and a wide range of agricultural suppliers and merchants who serve the district.

Directions

From Perth, travel in an easterly direction on the A90 dual carriageway. Turn off at the Inchmichael Junction and follow the signs to Kinnaird. Turn right at the first crossroads, and the west drive to the farm is on the left hand side at the entrance to the hamlet of Ballindean.

From Dundee, travel in a westerly direction on the A90 dual carriageway. Turn off at the Inchture Junction, cross over the bridge over the dual carriageway and follow the sign to Ballindean. The road leading to the east drive is on the right hand side after one mile.