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Portmoak House

Portmoak, Scotlandwell, Kinross, Kinross-Shire, KY13 9HY


  • An outstanding former manse

  • Drawing room, dining room, breakfast room, conservatory, study, family room, breakfasting kitchen, 7/8 bedrooms (2 en-suite), shower room, bathroom, 2 WC’s, hobby room

  • Beautifully presented flexible period accommodation with potential for multi-generational living

  • Stunning gardens and grounds including walled garden, orchard, vegetable garden, pony paddock and ruins of original 17th century manse

  • Superb southerly views

  • Double garage with workshop area, tractor shed, field shelter/stable, glasshouse, summer house, fruit cages

  • Highly accessible location, well located for commuters

  • About 3.8 acres overall. HR £850k

Portmoak House is a beautiful extended former manse offering lovely period accommodation in a superb secluded setting with delightful garden, pony paddock, outbuildings and excellent southerly views. Portmoak is just a short distance to the east of Kinross, with …

Portmoak House is a beautiful extended former manse offering lovely period accommodation in a superb secluded setting with delightful garden, pony paddock, outbuildings and excellent southerly views. Portmoak is just a short distance to the east of Kinross, with a full range of local services and amenities available in Scotlandwell, Kinnesswood, Milnathort and Kinross. In terms of city facilities there is rapid access to Edinburgh and Perth via the M90 motorway, with accessibility to Edinburgh and Edinburgh Airport recently enhanced significantly with the opening of the Queensferry Crossing. Dunfermline, Kirkcaldy, Glenrothes and Dundee are all within comfortable driving distance whilst the ancient and historic university town of St. Andrews, “the Home of Golf”, is about a 45 minute drive to the east.
Beautifully positioned to the east of Loch Leven, to the south of Bishop Hill, Portmoak House offers great scope for walking, riding and cycling as well as a range of other country pursuits with the immediate surrounding area also providing a rich home for all manner of wildlife including red squirrels, deer, badgers and many birds. But it is perhaps golf for which this part of Scotland is most well-known, with many top courses in the area including the renowned Old Course at St. Andrews, Ladybank, Kingsbarns, Kinross, Aberdour and Gleneagles also not far away. In terms of days out and visitor attractions the area is well served by a number of National Trust for Scotland properties including Falkland Palace, Culross Village, Kellie Castle and Hill of Tarvit, with the wide open spaces of Bishop Hill and the Lomond Hills also offering great scope. The quaint fishing villages of Fife’s East Neuk are within a short drive while the beautiful glens of Perthshire and Angus are less than an hour to the north.
There are several good state primary and secondary schools in the area with Portmoak House being in the catchment for Kinross High School. Independent schooling is available at Dollar Academy, St. Leonards in St. Andrews, Kilgraston, Strathallan, Craigclowan and a number of other Perth and Edinburgh schools. The area around Portmoak is well connected in terms of accessibility with the new Queensferry Crossing having considerably improved communications with the central belt.
Portmoak House is a charming extended C listed former Church of Scotland Manse which is believed to date originally from the 1820s. Extended and improved by the current owners, the house offers impressive and substantial accommodation with many delightful period details, with the flexible layout offering potential for multi-generational living. Externally the house is of an attractive white painted rendered exterior under slate roof, with a Victorian extension to the rear and more modern wings which date from the late 1990s. The property benefits from a wonderfully bright southerly aspect towards Benarty Hill and is very privately positioned with a bank of trees screening the property from the A911 that connects Scotlandwell with Milnathort. Set around a spacious hallway, the generous ground floor accommodation comprises drawing room with fire, dining room, breakfast room, conservatory and study along with breakfasting kitchen, family room and a double bedroom with en-suite bathroom. Completing the ground floor is the utility room, cloak room and side and rear halls. There is access to the first floor via the main staircase and also a secondary spiral staircase from the rear hall. The delightful, well-proportioned principal bedroom has a wonderful double aspect with excellent views out over the surrounding fields and countryside. There are two further double bedrooms (one with en-suite bathroom) at first floor level, together with study/further bedroom and a dressing room/further bedroom. A kitchenette/breakfast room with sitting area serves the en-suite bedroom at the eastern end of the house. A cloakroom, shower room and a hall complete the accommodation on this level. There are two further good sized bedrooms at attic level, served by a further bathroom. Immaculately presented and with a delightful feel throughout, the flexible accommodation at Portmoak House has scope to be configured in a variety of ways, with the potential for two self-contained flats within the extension at the eastern end of the house. The house benefits from working shutters to many rooms and oil fired central heating. Portmoak House is classified category C with Historic Scotland.
Portmoak House stands in a truly delightful and extensive garden, with a beautiful mix of plants, trees and shrubs as well as extensive lawns, all of which benefit from a superb southerly aspect. In addition to the sheltered walled garden there is an orchard with fruit cages, vegetable garden and sunken garden.
Adjacent to the house is a pony paddock, extending to approximately 1.9 acres in total. There is a field shelter/stable.
Summer house
Tractor shed
Glass house
Ruined former manse dating from 1700’s
Field shelter/stable
Water Mains
Electricity Mains
Drainage Mains
Central heating Oil
Portmoak House is classified as Band G for Council Tax purposes.
Portmoak House is situated on the A911 that runs between Milnathort and Scotlandwell. The driveway leading down to Portmoak House is a short distance to the east of Portmoak village hall, adjacent to the church car park.
KY13 9HY
EPC Rating
The EPC rating is F.
Certain items of furniture may be available to purchase by way of separate negotiation.
By appointment with the Selling Agents.
1. These 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.
2. 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.
3. 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.
4. Closing Date
A closing date may be fixed. Prospective purchasers who have notified their interest through lawyers to 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.
5. Offers
Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to 16 St. Catherine Street, Cupar, Fife, KY15 4HH.
6. 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.
Galbraith has an alliance with Fox Private Finance, a brokerage with a bespoke approach to funding. Through their relationships with retail, commercial and private banks they can assist with securing a mortgage to suit your circumstances. For further information contact Matthew Griffiths, based in our Edinburgh office, on 0131 240 6990.