Property description

A handsome highland manse.

Description
Kirkmichael House was formerly the manse to Kirkmichael Parish Church. While the main part of the house dates from about 1760, it is believed there has been a property on its site for centuries. Over the years, the house has been renovated and extended and now has a versatile mix of formal and family rooms centred around the farmhouse style dining kitchen. The house has double glazed sash and case windows and a biomass boiler which fuels the central heating and hot water. There is underfloor heating in the family room/study and the conservatory.

A pretty front porch opens into a welcoming reception hall which gives access to both the drawing room and the dining room. Both these rooms are ideal for entertaining. Behind the dining room is a recently refurbished cloakroom. The kitchen is positioned at the heart of the house with doors leading to the sitting room, the conservatory, the family room, the utility room and the back garden. It has painted timber units and a central island. In addition to an oil fired aga there is also a separate electric hob and combi oven/grill/microwave. The sitting room has an open fire and fitted bookshelves making it a warm and cosy space. In contrast, the light filled conservatory is a bright glazed room overlooking the garden. The family room is currently used as a study and was converted from old stone outbuildings. It has a more contemporary feel with a timber floor and vaulted ceiling as well as glazed bi-fold doors which open onto the terrace. An original hayloft door in the family room hides an additional storage space which has been insulated and fitted with a Velux window. Subject to obtaining the relevant consents, there is potential to make greater use of this room.

A curved staircase leads up to a split landing on the first floor. On the main landing is the principal bedroom which has two large windows. It is connected to a smaller room which is currently used as a dressing room but with the relevant consents may work well as an en suite bathroom. On this landing there is also a twin bedroom and a smaller double bedroom as well as a family bathroom. A double bedroom with its own bathroom is split from the main landing and is ideal as a guest suite.

On the second floor are two bright double bedrooms. They both have dormer and Velux windows as well as built in cupboards and eaves storage. There are views from these bedrooms over the village to the distant hills. On the second floor there is also a bathroom and sitting area.

Outside

Kirkmichael House is approached by a short private driveway which leads to gravel parking in front of the house. The garden, which amounts to about 0.66 acres, has a lovely mixture of mature trees, spring bulbs and herbaceous plants. On the west side of the house a sheltered courtyard is ideal for sitting out in the summer. The remainder of the garden is mainly down to lawn with a raised section of garden at the rear which has potential to be developed into herbaceous or vegetable beds.

Outbuildings
An L shaped range of traditional stone outbuildings is attached to the rear of the house and consists of three useful stores. One of the stores contains the wood pellet hopper that feeds the boiler and the other two are used for storage of garden and outdoor equipment, but subject to obtaining the relevant consents, may have potential to be converted into additional accommodation.

Location
Kirkmichael House is located in an elevated position on the edge of the village of Kirkmichael which is in the beautiful glen of Strathardle. In the winter months the River Ardle can be seen through the trees flowing through the village. Kirkmichael is a picturesque village with a vibrant local community. It has a shop and café, primary school and village hall. There is a popular local pub and the village also hosts the Strathardle Highland Gathering in August each year. Blairgowrie (13 miles) has supermarkets, a selection of independent shops and restaurants, medical centres and a secondary school with buses from Kirkmichael. Pitlochry has a range of further amenities. For a more comprehensive selection of services and cultural opportunities, Perth is only about 30 miles south.

The A9 at Pitlochry links south to Perth and Edinburgh, west to Stirling and Glasgow and north to Inverness. There are railway stations at Pitlochry (with direct links to London and Inverness), Perth and Dundee. Dundee Airport has flights to London City, and Edinburgh Airport offers a wide range of domestic and international flights.

The area is popular with those who enjoy the outdoors. The Kirkmichael Path Network is accessible directly from Kirkmichael House and includes four paths taking in the riverside as well as local Kindrogan Forest. The Cairngorms National Park with its wildlife and stunning scenery is only a few miles north. There are several golf courses in the area including the championship Rosemount course at Blairgowrie. Kirkmichael is close to some spectacular Perthshire hills and the Angus Glens are also within easy reach. Glenshee ski centre is just 18 miles away.

Square Footage: 4,221 sq ft

Acreage:
0.66 Acres

Directions
From Blairgowrie take the A93 towards Glenshee. At Bridge of Cally turn left on the A924 to Kirkmichael. After about 6.5 miles enter Kirkmichael village and Kirkmichael House is the first house on the right, with the entrance driveway turning sharp right up the hill as you enter the village.

Additional Info
Services: Mains electricity, mains water and private drainage.
Oil fired aga. Heating and hot water by biomass boiler. Underfloor heating in family room and conservatory.

Perth & Kinross Council Tax Band G.

Fittings and Fixtures: The fitted carpets, light fittings and washing machine will be included in the sale. Curtains and certain items of furniture may be available by separate negotiation.

Photographs taken and brochure produced: May / June 2022
Amenities

Edge of village location

Private driveway and garden

L-shaped courtyard with terrace

Traditional features and proportions

Stone outbuildings

Central heating by biomass boiler

About 0.66 acres

A few metres from village shop and pub

Ideal for access to the Cairngorms National Park

EPC Rating = F