Perth, Perthshire, PH1

A period country house, secluded amidst distinguished, private grounds to the West of Perth, with 2 cottages, outbuildings, and charismatic gardens.

Dundee Airport 25 miles, Edinburgh 46 miles

Summary of Accommodation

House
Ground Floor: Porch, Hall, Drawing Room, Dining Room, Snug/Library, Study, Conservatory, Kitchen/Breakfast Room, Rear Vestibule, Utility Room & Cloakroom/WC. Wine Cellar. First Floor: Principal Bedroom with en suite Bathroom, Dressing Room/Bedroom 6 with en suite Shower Room, Double Bedroom with en suite Bathroom, two further Double Bedrooms & a Shower Room. Home Office/Double Bedroom 5, accessed via staircase from Kitchen/Breakfast Room. EPC Rating D

Mature grounds, extending to approximately 4.4 acres, with an abundance of character, with sweeping lawns, an Orchard area, a Walled Garden, a Tennis Court, an Amenity Paddock and a Copse of Woodland.

Access via a private road, flanked by Rhododendrons. Principal and secondary driveways approaching the house, providing in-and-out access off the private road and a wealth of car-parking and turning space.

Stone-Built, Detached Three-Bedroom Cottage

Detached One-Bedroom Cottage, set within a defined plot to the West of the private road.

A collection of outbuildings including a Double Garage, Shed, three Outhouses (used as log/tool stores), and a Shed for garden machinery.

A traditional, stone barn, standing to the North of the secondary driveway, which could be suitable for conversion into further ancillary accommodation, subject to acquiring the necessary consents.

For Sale as a Whole.

The property
West Mains of Huntingtower is a B-Listed property, which balances period refinement with all the warm and character of a traditional family home. The house is secluded within established policies, extending to approximately 4.4 acres, and occupies an elevated position, affording far-reaching views towards Perth in the East, and over the Strathearn Valley from the first floor. A catalogue of features alludes to the rich heritage of the property, including intricate cornicing and open fireplaces, as well as the distinctive Gothic-style sash and case windows and an historic icehouse.

The property has been diligently maintained and developed over the passage of time, with renovations including the conversion of a stone barn into a charming three-bedroom cottage, The Bothy. Notably, the public rooms have been aggrandized by sympathetic extensions and a splendid conservatory, in a traditional image, has been appended to the East of the house; the latter interconnecting several living spaces and creating a layout which aligns with trends in contemporary lifestyles and is ideal for hosting larger parties, when occasion demands.

The accommodation now lends itself to both a sociable family living and more opulent, formal entertaining, comprising a delightful balance of elegant reception rooms and informal living spaces. The drawing and dining room have an understated grandeur, governed by their generous proportions and featuring detailed cornicing, ceiling roses and traditional fireplaces. These rooms are complemented by an open-plan kitchen and breakfast room, as well as an atmospheric snug/library.

West Mains of Huntingtower is accessed via a private road, which climbs gently towards the property, intersecting the neighbouring fields. Providing a fittingly impressive approach, the road is flanked by grass verges and traditional Rhododendrons, which bloom annually into a vibrant, multicoloured display.

From the private road, a stone-pillared entrance leads onto the principal gravel driveway, which leads to a spacious gravel sweep along the Western elevation and branches around the side of the house, towards the rear entrance.

The house and its garden are screened from the private road by verdant shrubs, hedging and mature trees. The handsome red sandstone façade of the house is set beneath a pitched slate roof and is animated by a collection of charming bay windows with distinctive arched mullions, pretty dormers and climbing plants.

To the front, a porch has been tastefully married to the original façade and provides an inviting entrance, with flagstone flooring and ample room for occasional furniture.

The hall beyond is impressively proportioned and is governed by a splendid period staircase, featuring ornate metal balustrading. The space is flooded with natural light via a tall window positioned behind the stairwell and provides access to each of the principal reception rooms.

The drawing room is sumptuously proportioned and showcases a lofty ceiling, embellished with elaborate cornicing and a ceiling rose, as well as two bay windows to the West, complete with fitted seating, and a window to the South. At one end of the room, an open fireplace provides an attractive focal point, finished with an intricately detailed timber mantle and granite surround and hearth. The room is ideal for entertaining larger parties, when occasion demands, with two sets of French doors onto the conservatory.
The elegant formal dining room can comfortably accommodate a table and seating for 18-to-20 and is decorated with discerning features, including cornicing, picture railing and a ceiling rose. It is a dual aspect space with a handsome bay window to the West and a tall window to the North, each featuring the arched panes of glass, so integral to the character of the house. A living flame gas fireplace, with elegant surround, furthers the rich atmosphere within the room.

The snug/library provides an atmospheric, informal lounge space, with fitted library shelving and another open fireplace, complete with traditional leather bench seating around the hearth. It also benefits from a set of French doors onto the conservatory. There is a third, flexible and comfortably proportioned reception room off the hall which is currently utilised as a study. It has a wealth of storage, with library shelves and traditional fitted cupboards.

The country kitchen is well-suited towards sociable and relaxed family living, with room for a breakfast table and a door into the conservatory. It is finished with a generous quantity of farmhouse style wall and floor units and display shelves, all of which are set around a central island unit, complete with a breakfast bar. A four oven Aga provides a characterful centrepiece to the kitchen and is complete with two stoves and a hotplate and supplemented by a separate two-ring electric hob. There is space within the units for an American-style fridge/freezer and a dishwasher and there is a window with a pretty and private outlook over the garden.

A traditional pantry adjoins the kitchen and provides further culinary storage. It is fitted with shelving, a base unit with a sink and draining board, and has a window overlooking the rear porch.

The neighbouring conservatory has an authentic, heritage style and is finished with red quarry floor tiling. The spacious living area easily accommodates both lounge and dining furniture and has a set of French doors inviting out to a spacious and sheltered patio terrace, which is the ideal spot for alfresco entertaining and dining against the backdrop of the attractive lawn garden and its farreaching outlook to the East.

Adjoining the kitchen/breakfast room, there is a rear vestibule or boot room, which functions as an informal entrance to the property, with a door from a charming external porch. It is practically appointed for the rigmarole of country living, with coat hooks, shelves for boots/shoes and hat boxes, and a door into the utility room. The utility room itself provides further storage, with wall and floor units and a hanging rail, and provides space for white goods.

The accommodation on the ground floor is completed by a neat cloakroom/WC, which is positioned off the hall. There is also a door from the hall which opens onto a stone staircase leading down into a wine cellar.

On the first floor, the staircase rises to an elegant landing, featuring elevated views over the garden via the tall window behind the stairwell. The principal bedroom suite is particularly lavish in its proportion, incorporating both an en suite shower room and a bathroom, as well as a dressing room which is of sufficient size to serve as a walk-through bedroom, should further accommodation be required. The main bedroom, accessed via the dressing room, is dual-aspect and features a wall of quality, in-built wardrobes and an integral dressing table. The en-suite bathroom has a bath with an overhead shower attachment, a WC, and a vanity unit with a wash basin, a wall-mounted mirror and recessed downlighting. It also has a sash and case window to the West, complete with working shutters. The shower room is accessed off the dressing room/bedroom and has an inbuilt cubicle with a Victorian-style deluge showerhead, a WC and a wash hand basin, as well as a heated towel rail and vanity cabinets.

From the landing, a bright hallway extends towards a second, splendid double bedroom suite, which includes a dual aspect bedroom, featuring tasteful statement wallpaper, cornicing with egg and dart detailing, picture railing and a delightful bay window with a striking, far-reaching outlook over the Strathearn valley to the West. The en suite has been appointed with a heritage wash hand basin, a WC, a heated towel rail and a bath with a Victorian-style overhead shower attachment.

There are two further well-proportioned double bedrooms on the first floor, each of which has its own charm and boasts fitted wardrobes. These bedrooms share a family shower room, which is complete with a wash hand basin, a WC, a heated towel rail and a shower cubicle.


Outside
Extending to approximately 4.4 acres, the grounds at West Mains of Huntingtower befit a property of its size and rival the house in their character.

The gardens, which ensconce the house, have been landscaped and tended to a high standard and feature sweeping lawns, sheltered by banks of traditional shrubs and mature trees, including Beech, Oak, Yew and Rhododendron.

A gravel driveway and sweep provide ample room for car parking and turning and extends around the house to the rear porch and garaging, where it meets the secondary driveway ? allowing for in-out access.

To the East of the house, an extensive patio terrace extends along the conservatory, providing a splendid, sheltered spot for alfresco entertaining. It has attractive vantages over an expansive stretch of lawn garden, which is governed by the elevated views beyond the boundary to the East, featuring undulating countryside and distant Perth. There is also a charming orchard area, populated with Apple and Plum trees, and an all-weather tennis court.

A principal feature of the grounds at West Mains of Huntingtower is the wonderful, walled kitchen garden, which is set out in a traditional fashion, with fruit and vegetable beds intersected by gravel pathways, trimmed with box hedging. The garden is a true idyll and features further fruit trees, including Apple, Pear and Plum, and a lean-to greenhouse. To the North of the walled garden, a former icehouse is buried amongst a collection of trees ? a charming remnant from the property’s past.

The grounds are served by a collection of outbuildings, including a double garage with a pair of up-and-over doors, a log shed, two outhouses (utilised as tool stores), and a machinery shed. There is also a traditional, stone barn standing to the North of the secondary driveway, which could be suitable for conversion into further ancillary accommodation, subject to acquiring the necessary consents.

The Bothy is a traditional stone barn, which has been tastefully converted into a three bedroom cottage, providing self-contained ancillary accommodation. Set astride the secondary driveway into West Mains of Huntingtower, the main entrance to The Bothy is afforded a sense of autonomy from the main house. It is separated from the main house by a charming lawn garden to the South, which is interspersed with ornamental trees and mature shrubs.

Internally, the accommodation is set over two floors and can be summarised as follows:

Ground Floor: Hall; Living/Dining Room with French Doors to South-facing garden area; Kitchen with farmhouse-style units, Frigidaire under-counter fridge, and Frigidaire oven with four-ring halogen hob; Double Bedroom with fitted wardrobes; Family Bathroom with wash hand basin, WC and bath with heritage tap and handheld shower attachment.
First Floor: Landing, two Double Bedrooms each with an en suite Shower Room and a fitted wardrobe.

There is a further one-bedroom cottage, The Lodge, which is set within its own defined plot, to the West of the private road. It has a traditional appearance, finished primarily in harling and slate roofing, and has a side extension to the West, with a timber-clad façade and a corrugated metal roof. Internally, the accommodation is set over a single storey and includes a sitting room, a kitchen, a double bedroom, and a bathroom. The established plot includes a lawn garden, with pretty views over the fields to the East and South and a generous gravel area, offering ample room for multi-car parking and turning.

Location
West Mains of Huntingtower is situated in an accessible yet rural position, amidst undulating countryside to the West of Perth, within a four-mile drive of the city centre.

The City of Perth offers a broad range of retail and leisure facilities, as well as professional and banking services. It has several high-quality restaurants and bars, a shopping centre, and a redeveloped Concert Hall, as well as a Swimming Pool, an Ice Rink and two Sports Centres. In addition, there are a host of supermarkets and retail parks on the outskirts of Perth, including those off the A85, which are approximately a 1-mile drive from West Mains of Huntingtower.

There is a local primary school at Ruthvenfield and secondary education available in Perth. In addition, Perthshire hosts a number of Scotland’s leading independent schools, including Craigclowan (Perth), Kilgraston School for Girls (Bridge of Earn), Strathallan School, Glenalmond College, and Morrisons Academy (Crieff). Dollar Academy, another highly-regarded co-education school, is around 27 miles away.

The wider countryside supports a wealth of recreational activities, including cycling, hill-walking and country sports, as well as horse racing at Scone. There is a generous array of local golf courses and there are several Championship courses within easy reach, such as those at Blairgowrie Golf Club and at the internationally renowned Gleneagles Hotel Resort, which is around a 15 mile drive to the South West.

The countryside around Perth has long-since been coveted for its accessibility. The property enjoys prompt access to the A9, the A90 and the M90 motorway ? the latter which travels South towards the Queensferry Crossing and feeds into central Scotland’s arterial road network. Edinburgh International Airport can be reached from the property in under one hour, in reasonable traffic, and there is a railway station in Perth which provides commuter services to Aberdeen, Dundee, Glasgow and Edinburgh, as well as services to London (Kings Cross and London Euston).

Directions
What3Words: walled.unopposed.shiny
Postcode: PH1 1PX
Take the Crieff Road from Perth (A85). After 2.4 miles turn left at Castle Brae, then after 0.2 mile turn left. After 0.2 mile turn left and West Mains can be found ahead.
General
Local Authority: Perth and Kinross Council, Pullar House, 35 Kinnoull Street, Perth, PH1 5DG. T: 01738 475000

Services:
Main House - Mains electricity, water and gas. Gas fired central heating. Private septic tank (shared with The Bothy).
The Bothy - Mains electricity, water and gas. Gas fired central heating with independent boiler. Shared private septic tank.
The Cottage: Mains electricity and water. Oil-fired boiler with private oil tank. Private septic tank.

Council Tax:
West Mains of Huntingtower (House & The Bothy) ? Band G
The Lodge (One-Bedroom Cottage) ? Band A

Tenure:
Freehold

Fixtures & Fittings:
Only items specifically mentioned in the particulars of sale are included in the sale price. Select items, including white goods, may be made available by way of additional negotiation.

Special Note
West Mains of Huntingtower and the neighbouring land is identified in the TAYplan 2016-2036 as a Strategic Development Area and is allocated in Perth & Kinross Council’s Local Development Plan 2019 (LDP2) for mixed-use development (MU70).

The private access road to West Mains of Huntingtower is an Adopted Core Path. There are formal rights of access over the road in favour of neighbouring properties.

Wayleaves and easements:
The property is sold subject to any wayleaves or easements, whether mentioned in these particulars or not.