BOGHALL FARMHOUSEPERTH

Perth 5 miles Dundee 17 miles Edinburgh 48 miles

A rare contemporary country house built in 2014 to an exceptional standard with far reaching views across Perthshire.

• A modern family house on a grand scale

• Spacious entertaining rooms

• Flexible accommodation

• Immaculate interior

• Wonderful covered terrace

• Outstanding scenery and view

• Additional land for paddocks is available to purchase under separate negotiation

• Subsidies paid to the owner via government renewable heating and solar electric incentives

BOGHALL FARMHOUSE

PERTH

CKD GalbraithLynedoch HouseBarossa PlacePerthPH1 5EP

Tel: 01738 451111Fax: 01738 451900Email: perth@ckdgalbraith.co.ukWebsite: www.ckdgalbraith.co.uk

GENERAL Boghall Farmhouse sits in a superb and elevated position surrounded by outstanding Perthshire countryside. Perth is the closest city where a variety of shopping facilities are available from retail parks to well known high street shops, major supermarkets and a variety of independent shops, hospital, railway station, Doctors, library, health and fitness centres. Secondary schooling can be found at Perth Academy, Blairgowrie High School, Perth Grammar School and Perth High School, with independent schools at Strathallan, Morrison’s Academy and Glenalmond School for boys and girls, prep schools at Ardvreck and Craigclowan and Kilgraston School for girls. The area offers an excellent selection of restaurants and places to eat with award winning and renowned local produce.

The area offers complete escapism and a variety of outdoor pursuits such as walking, cycling, hiking, bird and wildlife watching, canoeing and kayaking and many country sports. Perthshire is home to some of the oldest and most prestigious golf courses in Scotland, such as the world famous Gleneagles, golf clubs at Auchterarder, Alyth, Pitlochry and Blairgowrie. The area offers an excellent selection of restaurants and places to eat with award winning and renowned local produce and the popular Ballathie House Hotel is close by offering a well regarded restaurant. The location allows easy access to the cities of Stirling, Glasgow, Edinburgh and Dundee where there are a further outstanding selection of facilities, services, shops and universities providing everything expected from modern and prosperous cities including airports to international destinations.

Perthshire is renowned as one of Scotland’s most magnificent and inspiring areas and provides something for everyone, whether that is adventure, exploring, relaxing, nature or history.

DESCRIPTION Boghall Farmhouse is a remarkable modern country house designed by the well respected Denholm Partnership Architects and built with a high level of individuality and craftsmanship, excellent design and attention to detail with a high quality finish. The house stands in about 1 acre of garden grounds with open views over the surrounding countryside.

The entrance hall provides a light and airy welcome and leads to the principal reception rooms. The dual aspect dining kitchen with family living space offers a flexible layout. The bespoke hand made kitchen by Calum Walker has been designed to maximise the space available and compliments the house exceptionally well. There is a granite worktop with an oak breakfast bar, fitted dresser, an electric Aga and an integrated AEG oven, microwave and larder fridge. A walk in pantry, with a slate floor, provides additional and practical storage space. The adjacent semi open plan sitting room is an ideal family room, which has been designed to maximise space and light with an eye catching double height vaulted ceiling, feature stone chimney breast, wood burning stove and fully glazed doors leading to the covered terrace. The drawing room, with a triple aspect, offers ideal space for formal entertaining with a wood burning stove surrounded by a stone fireplace. There are glazed patio doors leading

into the garden which fill the room with natural light and make full use of the outstanding views. The play room offers great flexibility and could be used for a variety of different uses including a formal dining room, snug or study. The clever design of internal windows into the room, with a half glazed door, makes this room and hall bright, spacious and airy. The remaining accommodation on the ground floor consists of two cloakrooms, boot room, utility with plenty of storage space and a study with direct access into the garden. The ground floor benefits from under floor heating throughout.

There is a generous double bedroom with an en-suite shower room, accessed from the rear hall which makes the room ideal for guests. The principal first floor is accessed from a beautiful oak staircase which has an astragal tall window at the mid point and two attractive display alcoves. The master bedroom, with a dual aspect, provides ample space and includes a dressing room and an en-suite bathroom finished to a high specification with a separate shower. The en-suite bathroom has a double ended bath, double wash hand basin and a heated towel rail. There are a further three generous double bedrooms, all with fitted wardrobes and one benefiting from an en-suite bathroom. The family bathroom, with his and hers wash hand basins, walk in shower and a roll top bath is finished to a tasteful and high standard. All bathrooms on the first floor have under floor heating. There are three good sized cupboards provide ample storage.

There is a boiler room on the ground floor with the ground source heat exchange and which provides additional storage space. It is accessed from a door adjacent to the car port. Stairs within this room lead to the first floor above the car port where there is a further storage room and an additional room which could be used as an office, games room or gym.

The house sits in about an acre of garden grounds laid to lawn and is reached by a sweeping drive. There is plenty of parking to the front of the house with a double car port providing covered parking. A covered terrace offers an area for outdoor dining with far reaching views across Perthshire.

The accommodation comprises:

GROUND FLOOR: Hall, Drawing Room, Sitting Room / Play Room, Dining Kitchen, Pantry, Family Room, Side Hall, Utility, Study, Boot Room, Two Cloakrooms, Boiler Room.

FIRST FLOOR: Five Bedrooms. Dressing Room. Three En-Suite Bathrooms. Family Bathroom. Studio/Office/Games Room.

GARDENS AND GROUNDS: 1 acre garden grounds, Double Car Port. Covered Patio Terrace.

SERVICES Water Mains Electricity Mains (the house is wired for CAT 6)Drainage PrivateHeating Ground Source HeatInternet Broadband Solar Panels 4KW system positioned on the southeast elevation. Commissioned and registered in March 2014.

The property benefits from a servitude right of access and egress over a shared roadway from the public road.

ADDITIONAL LAND Additional land for paddocks is available to purchase under separate negotiation.

RENEWABLE ENERGY SUBSIDYWe have been informed by the vendors that the house will attract between £26,000 and £30,000 in RHI subsidy over 7 years starting from April 2015 and about £500 per year for 25 years in Solar panel Feed In Tariff. We have been informed both are index linked. Current energy bills are about £280 per month to include hot water, heating, electric Aga. LOCAL AUTHORITIESPerth and Kinross Council, Pullar House, 35 Kinnoull Street, Perth PH1 5GD. Tel: 01738 475000

COUNCIL TAXBand H

ENERGY PERFORMANCE CERTIFICATEEPC = C

DIRECTIONSFrom Perth, drive north towards Scone on the A94 and continue through the village. Continue on the A94 going past Perth airport, taking the second right turn after the airport towards Rait. From this turning, Boghall Farmhouse is located on the right hand side after about 0.8 miles.

POSTCODEPH2 7PP

ENTRYEntry and vacant possession will be granted by mutual agreement.

SOLICITORS Gillespie MacandrewBroxden House, Lamberkine DrivePerthPH1 1RATelephone: 01738 231 000 VIEWING Viewing is by prior appointment only through the Selling Agents – CKD Galbraith. The person who may accompany you however, may not be an employee of CKD Galbraith.

MORTGAGE FINANCECKD Galbraith has an arrangement with independent mortgage brokers Springtide Capital Ltd, who may be able to assist purchasers with funding. For details contact Matthew Griffiths in our CKD Galbraith Edinburgh Office on 0131 240 6990.

IMPORTANT NOTESThese particulars are intended to give a fair and overall description of the property. If any points are relevant to your interest, please ask for further information, prior to viewing. Prospective purchasers are advised to seek their own professional advice. Areas, measurements and distances are given as a guide. Photographs depict only certain parts of the property. Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of services and appliances. These particulars shall not be binding on our clients whether acted on or otherwise, unless the same is incorporated within a written document, signed by our clients or on their behalf, satisfying the requirements of Section 3 of The Requirements of Writing (Scotland) Act 1995. Closing Date A closing date may be fixed. Prospective purchasers who have notified their interest through lawyers to CKD Galbraith, in writing, will be advised of a closing date, unless the property has been sold previously. The Seller will not be obliged to accept the highest, or indeed any offer and has the right to accept an offer at any time or withdraw the property from the market. The Seller will not be liable for any costs incurred by interested parties. Offers Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to CKD Galbraith, Lynedoch House, Barossa Place, Perth PH1 5EP. Third Party Rights and Servitudes The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof.