£349,000 Offers over
Believed to be a former tenanted farm on the Ledlanet Estate, this traditional farmhouse and adjoining steading dates from the 1800s, along with the nearby settlement at Path of Condie.
The original farmhouse has been substantially extended by the current owners, incorporating the adjoining stone steading, to create a lovely family home offering a mixture of contemporary and traditional accommodation. Care has been taken to retain many of the original features such as the beautiful exterior stonework and internal floor levels which have been incorporated into the design.
The exceptionally generous reception space has been thoughtfully laid out to take advantage of the stunning views over the garden and beyond to the Perthshire countryside.
The front door opens into a Hallway which comprises part of the original steading with doors leading to:
UTILITY ROOM 3.66m x 1.50 with Velux roof light, fitted units and space for a fridge. There is also a door to the back garden.
BOILER ROOM which houses the Worcester oil fired boiler.
From the hall, steps lead to:
SITTING ROOM 7.01 m x 3.76m
This open plan sitting room has floor level sliding windows, overlooking the garden, and a further window to the rear. Warmth is provided by a Dowling multi-fuel burning stove. There is wiring for a surround sound system.
TV ROOM 3.38m x 3.33m
GARDEN ROOM 6.76m x 3.89m This open plan space links the original farmhouse with the former steading. It has a full wall of floor to ceiling glazed windows and sliding patio doors opening out onto a terraced patio.
KITCHEN 6.65m x 3.56m This is split into separate kitchen and seating areas. There are bespoke units made from reclaimed pitch pine and worktops are a mixture of wood, tile and granite, offset by a slate tiled floor. Appliances include a Belfast sink, smeg electric oven and Bosch induction hob. There is space and
plumbing for a dishwasher.
FAMILY ROOM 4.47m x 3.73
A cosy space with a fireplace with stone mantelpiece and slate hearth housing a wood burning stove. There is a traditional shelved press and windows to the side and rear.
FAMILY BATHROOM This has been fitted with traditional pitch pine half panelled walls and a range of reclaimed fittings, including freestanding slipper bath, large washbasin and a WC with overhead cistern. There is space and plumbing for a washing machine.
DINING ROOM 4.62m x 2.82 Would also make an ideal downstairs bedroom. It has a pitch pine floor, stone mantelpiece and built in wall shelves. A window overlooks the terrace.
A staircase leads to the first floor landing with doors leading to:
BEDROOM 1 5.33m x 3.81m The master bedroom is located in the wing of the farmhouse. This generously proportioned room has windows on both sides, maximising the light and views. There are two deep built in cupboards, currently used as dressing rooms.
BEDROOM 2 4.37m x 3.12m has a range of fitted cupboards
BEDROOM 3 4.37m x 2.26m has part panelled walls and fitted shelves with hanging space
BEDROOM 4 2.90m x 2.24m would be suitable as a nursery or single bedroom. It has an oak floor, a window to the rear and a shallow fitted cupboard.
SHOWER ROOM with corner shower unit, washstand with washbasin, WC and heated towel rail
OUTSIDE The house is set within its own enclosed garden grounds. Glazed doors from the garden room lead to a raised paved terrace, with ample space for outdoor seating, raised beds and steps leading to a lawn, with a low hedgerow at the front offering open views to the surrounding countryside. Planted borders surrounding the house provide colour and interest in the spring and summer months.
The gardens extend to the sides and rear. To one side is a further generous expanse of lawn with a border of herbaceous plants, shrubs and conifers. Shelter is provided by lovely mature specimen trees. There is a vegetable patch. The remains of one of the original stone barns provides a lovely feature and discreet area for storage.
A raised decked area with wooden decking and space for a table and chairs offers a further elevated seating area. There is a log /
Garden store adjoining the house, with a concrete floor, power and light, and traditional wooden double doors.
Also adjoining the farmhouse is a self-contained annexe which is currently used as a home office. A glazed door leads to a studio space with windows on both sides and Velux windows providing wonderful light. In the corner there is a traditional wood burning stove and there are contemporary wall mounted electric heaters. There is wiring for surround sound and a computer. A door leads to a shower room comprising corner shower cabinet with mixer shower, WC, washbasin, heated towel rail and electric underfloor heating.
On the opposite side of the road and to the rear of the house is a substantial traditional stone steading. On one side is the remains of the former roundel or horsemill and indeed some of the drive mechanism, and the threshing machine is still inside the barn.
The building comprises an L shaped double height stone barn with concrete floor, power and light. Internal steps lead to a first floor former hay store which also has an enclosed dry store. Below is an open sided store with stone archways which is currently used as a garage. It offers fantastic additional storage space and also has potential for conversion subject to obtaining the necessary permissions.
Mains electricity. Private drainage to septic tank. Private water supply via borehole and spring. Oil central heating.
Easter Bankhead falls within Council Tax Band F
EPC RATING D
This is strictly by prior appointment only, by contacting BALLANTYNES, 28 YORK PLACE, PERTH PH2 8EH Tel: 01738 441825 - Email: firstname.lastname@example.org
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