Dalnoid Cottages and Treehouses

• A collection of seven properties located in a highly scenic part of rural Perthshire, 1 mile from the boundary of the Cairngorms National Park, presented to a high standard and currently used as holiday lets, comprising;
• Four traditional properties of both two and three bedrooms
• Two architect-designed luxury treehouses offering distinctive, open plan accommodation
• Bespoke Shepherds Hut
• Annual turnover in excess of £300,000 (gross)
• Fantastic views overlooking Glenshee and the Black Water
• Potential for future expansion of the business
• Short Term Let Licences Granted
• Excellent year round occupancy, far in excess of Perthshire & Scotland averages

DESCRIPTIONDalnoid Cottages and Treehouses is a collection of seven properties that are currently being operated as part of an established and successful holiday let business. The properties all sit within a site extending to around 4.40 acres (1.78 hectares) which has been carefully landscaped to provide an attractive development while allowing for each property to enjoy its own privacy.Of the traditional properties, Dalnoid Farmhouse is the largest of the properties with 3 bedrooms, with the Groose Hoose, Coo Shed and Smiddy Cottage all having two bedrooms. The timber framed treehouses, Scots Pine and Silver Birch, provide open plan living and bedroom accommodation while the Shepherds View offers bespoke accommodation to those wishing to stay.Dalnoid Cottages & Treehouses are ideally located to provide year round accommodation to guests visiting the area - with tourism honeypots such as Royal Deeside and Highland Perthshire within 30 minutes drive. Glenshee Ski area is 20 minutes drive and the Cairngorms National Park is literally on the doorstep, making this an ideal destination, for walkers, skiers, sightseeing, or just relaxing.Dalnoid FarmhouseDalnoid Farmhouse is a spacious traditional farmhouse laid out over two floors with generous living accommodation. The house boasts an open plan lounge/dining area with two wood burners alongside a kitchen with Aga and breakfast area. On the first floor are 3 bedrooms and two bathrooms which enjoy a light and airy feel due to the high pitched ceilings. The property has a front garden with larger garden to the rear, comprising a patio area and raised lawn with a hot tub and summer house.The property was originally renovated in 2010 and subsequently used as the current business owner’s accommodation before being updated and opened to guests in March 2020. The property will currently accommodate up to 8 people.The room dimensions at Dalnoid Farmhouse are as follows;Ground Floor:Lounge 4.5m x 6.9m Dining Area 4.5m x 3.6m Kitchen/Breakfast Area 6.6m x 4.3m Utility Room 2.3m x 3.4m Front Porch 2.4m x 2.2m Back Porch 2.2m x 1.6mDownstairs WC 3.4m x 1.6mFirst FloorMaster Bedroom 4.5m x 3.3mTwin Bedroom 4.6m x 4.5mFamily Bedroom 4.7m x 4.5mBathroom 2.4m x 2.2mShower Room 2.3m x 2.4mSmiddy CottageSmiddy Cottage is a delightful traditional cottage which has retained much of its character. The property has two bedrooms, an open plan kitchen/living area with wood burning stove, family bathroom and porch with utility. A lawned garden surrounds the cottage which has a patio area and hot tub.The cottage was opened to guests in August 2010 after a significant refurbishment. In 2015, the cottage was subject to further work to increase the size of the living area and to modernise the kitchen layout. In 2020/21, the bathroom was replaced. At present, the cottage can sleep up to 4 people.The room dimensions at Smiddy Cottage are as follows;Kitchen/lounge 6.4m x 3.9mPorch/Utility 1.9m x 2.5mMaster Bedroom 4.5m x 3.9mTwin Bedroom 3.9m x 2.8mBathroom 1.8m x 4.1mGroose HooseThe Groose Hoose is a semi-detached property of modern construction which once formed an extension to the traditional steading. The cottage is laid on one floor and has two bedrooms, an ensuite shower room, family bathroom and open plan kitchen/living/dining area with wood burning stove and patio doors opening out on the garden. The garden is east facing with a raised decking area, lawn and hot tub alongside fantastic views across the glen.The renovation of the Groose Hoose was completed in May 2008 with guests welcomed in the same month. Re-decoration and re-branding was undertaken in 2018. The cottage, in its present layout, sleeps up to 4 people.The room dimensions for the Groose Hoose are as follows;Kitchen/lounge/dining area 6.7m x 5.2mMaster Bedroom 3.4m x 5.2mEnsuite Bathroom 1.9m x 1.4mTwin Bedroom 3.2m x 4.2mFamily Bathroom 3.4m x 2.6mPorch 2.3m x 2.1mCoo ShedThe Coo Shed is a semi-detached cottage which sits adjacent to the Groose Hoose and was once part of the traditional steading. The property is similar in layout to the Groose Hoose, comprising two bedrooms, an ensuite bathroom, family bathroom and open plan kitchen/dining/living room with wood burning stove. Patio doors lead out onto raised decking with a lawn and hot tub below enjoying views across the glen.The Coo Shed was renovated in 2008 with guests welcomed from May in the same year. Re-decoration and re-branding was undertaken in 2018. The Coo Shed sleeps up to 4 guests.The room dimensions for the Coo Shed are as follows;Kitchen/lounge/dining area 8.6m x 4.2mMaster Bedroom 4.1m x 4.2mEnsuite Bathroom 2.9m x 1.4mTwin Bedroom 3.7m x 3.1mFamily Bathroom 3.0m x 1.7mPorch 2.3m x 2.1mScots PineScots Pine is a larch timber clad treehouse with a steel frame on a raised platform. The architect-designed treehouse is octagonal in shape and split into three main rooms internally, being a kitchen, bathroom and open plan sleeping/living/dining area with large glass windows and doors to take advantage of the uninterrupted views across the glen. A large glass star-gazing roof in the centre adds to the uniqueness of the treehouse. The kitchen and bathroom are both spacious and fully equipped and a wood burner adds warmth to the main area. Externally, a timber and glass balcony surrounds the treehouse and a seating area with hot tub are found below.Scots Pine was erected in 2015/16 and open to guests from October 2016. Up to two guests can be accommodated in Scots Pine under its current use.The approximate room dimensions for Scots Pine are as follows;Sleeping/lounge/dining area 9.0m x 6.0mKitchen 4.5m x 3.0mBathroom 4.5m x 3.0mPorch 3.7m x 1.5mSilver BirchSilver Birch is the second treehouse to be erected at Dalnoid and has proven as popular as Scots Pine. The treehouse is identical in size, although has a different internal layout to maximise the views and has different fittings, decorations and furnishings. Externally, the main difference is the spiral staircase that leads you down to the hot tub.The treehouse was completed in 2018 and open to guests from September of that year. A full re-decoration was carried out in 2020/21.The approximate room dimensions for Silver Birch are as follows;Sleeping/lounge/dining area 9.0m x 6.0mKitchen 4.5m x 3.0mBathroom 4.5m x 3.0mPorch 3.7m x 1.5mShepherds ViewShepherds View is the most recent addition to Dalnoid Cottages and Treehouses, having been open to guests since September 2021. The hut is timber clad onto a steel frame with a tin roof and internally is split into two rooms, being an open plan kitchen/living/sleeping area with wood burning stove and a shower room. The hut has a bespoke interior and externally, has a gravelled seating area with hot tub.The overall dimensions for Shepherds View are 6.7m x 2.4m with a total floor area of 16m2.Communal AreasThe communal areas at Dalnoid Cottages and Treehouses have been carefully landscaped to offer a functional area for both guests and the business, while allowing guests to maximise the privacy and private enjoyment of their accommodation. A communal parking area is located at the heart of the property which is predominantly used by Smiddy Cottage or additional parking for the other units. All the other properties have a dedicated gravelled parking area near the properties. The communal parking area is also used to house log stores for each of the properties along with a hut which provides basic provisions for guests, operated with an honesty box policy.On the eastern boundary of the property is a large grassy area which can be used by guests and to the south, in front of Smiddy Cottage, is a small landscaped pond.FUTURE EXPANSIONAlongside the existing properties at Dalnoid there is the potential for future expansion through the re-development of The Barn and by building on an area of land which is as yet undeveloped to the north of the plot.The BarnThe Barn is attached to the eastern end of Dalnoid Farmhouse which is of stone construction with a slate roof. The barn is laid out over two floors but only the ground floor is currently used, providing garaging for maintenance tools and equipment and a laundry/storage area. Plans for its re-development have previously been approved by Perth and Kinross Council for conversion to a one bedroomed property with open plan kitchen/living area and bathroom under planning permission 18/0034/FLL dated 6th March 2018. This planning has now lapsed.Undeveloped LandThere is a raised area of land at the northern end of the site, adjacent to the Scots Pine treehouse that has not been developed. The area could provide a future development opportunity subject to the necessary permissions being sought.INFORMATION PACKA full pack of information including financial statements, pro forma letting agreements and inventories will be available to all interested parties upon viewing the property and signing a Non-Disclosure Agreement.DIRECTIONSDalnoid Cottages and Treehouses is accessed directly off the A93/Old Military Road between Bridge of Cally and Spittal of Glenshee. It is found on the right-hand side of the road heading north, approx. 7 miles north of Bridge of Cally.VIEWINGStrictly by appointment with the selling agents, Galbraith.SERVICESThe properties benefit from mains electricity and a private water supply which is circulated with the aid of a pump system. In addition, Dalnoid Farmhouse has electricity provided by 4kW solar PV panels located in the garden. A compete upgrade of the main electrical supply was undertaken in 2007.A private drainage system serves all of the properties.Heating and Hot Water is supplied to Dalnoid Farmhouse, Coo Shed, Groose Hoose by separate Ground Source Heat Pumps Smiddy via an oil fired combi-boiler.Scots Pine, Silver Birch & Shepherd's Hut via electric systems.