4 Station Cottages + Building Plot

Ballinluig, Pitlochry, PH9 0LQ

Offers Over £225,000

Bedroom Count icon 2

Reception Count icon 1

  • 1 reception room, 2 bedrooms
  • Study area
  • Breakfasting Kitchen with access into garden
  • Attractive rural setting with easy access to the A9, Pitlochry and Aberfeldy
  • Beautifully refurbished providing light and airy accommodation
  • Planning permission granted for the creation of a detached dwelling - ref 22/01799/IPL
  • Lettings potential of up to £40,000 per annum
  • Landscaped and easy to manage garden

SITUATION4 Station Cottages is located to the south of Pitlochry and it offers easy access onto the A9. The area has outstanding natural beauty within the heart of Highland Perthshire. Pitlochry sits below Ben Vrackie and is adjacent to the River Tummel. This bustling town has an excellent range of services available including restaurants and coffee shops, petrol station, newsagents and chemists. There are also a range of professional service firms, medical centre, dentist and community hospital plus a well-stocked Co-Op supermarket. Nursery, primary and secondary education is available at Pitlochry High School.The town is a gold medal winner from the Royal Horticultural Society in the Britain in Bloom campaign and the Pitlochry Festival Theatre is a focal point with an all year round and varied programme of events. Adjacent to the theatre is Pitlochry’s Explorer Gardens which have an extensive collection of trees, shrubs, exotic flowers and resident wildlife. The town is host to many events throughout the year including the Pitlochry Highland Games, the Tummel and Tay Festival and the Enchanted Forest sound and light experience.The local countryside offers a wonderful array of vibrancy during the seasons together with a rich variety of wildlife. Outdoor sports and recreational activities are in abundance which include water sports at Loch Tummel and Loch Tay, skiing at Glenshee and Aviemore and there are a variety of golf clubs within reach including the 18 hole golf course in Pitlochry, with further courses at Aberfeldy, Taymouth Castle, The Blair Atholl Golf Club and the Strathtay golf course. The national cycle network is close by and for the walking enthusiast part of the Rob Roy Way leads from Pitlochry to Strathtay. The nearby Tay Forest Park have some of Scotland’s tallest trees and offer far-reaching views to the lochs and mountains of the Highlands.Dunkeld to the south is among the best preserved and most historic villages in Scotland. Along with a good selection of cafes, restaurants and specialist retailers, there is a supermarket, a medical centre, two dental surgeries and a well-regarded primary school. Dunkeld Cathedral, with its stunning riverside setting, is still the parish church and hosts concerts during the year. Dunkeld and neighbouring Birnam have a dynamic arts and music scene, with a diverse programme of theatre and music staged at the Birnam Arts centre. Dunkeld and Birnam Golf Club is one of the most picturesque in Perthshire. Indoor swimming pools can be found at the Dunkeld House Hotel and Erigmore Estate.Perth is the closest city where a variety of shopping facilities are available from retail parks to well-known high street shops, major supermarkets and a variety of independent shops, hospital, railway station, library, health and fitness centres.There is a mainline train station at Pitlochry with direct services to Edinburgh, Inverness, Perth and a sleeper service to London.DESCRIPTION4 Station Cottages is an attractive semi-detached 2 bedroom cottage, recently refurbished and benefitting from having had a programme of comprehensive modernisation. There is an entrance vestibule to the front which leads into the light and welcoming sitting room. There is a painted timber floor and a recessed integrated book and display shelf with exposed painted stonework and integrated lighting. The breakfasting kitchen has a good range of wall and base units, a breakfast bar and an integrated electric hob. A door within the kitchen leads into the rear garden. An adjacent room has a WC, scope for a utility space and storage.The first floor has two good sized double bedrooms and a place on the landing which has a velux window that would make an ideal study area. A shower room with modern and tasteful fittings serves both bedrooms.Some of the refurbishment work carried out includes re-wiring, installing new plumbing, new triple glazed windows and a new hot water tank.The accommodation comprises:-Sitting Room, Breakfasting Kitchen, WC/Utility Store, 2 Bedrooms, Shower Room, Study AreaGARDENThere is a gravelled area to the front with a small area of lawn. The gravelled area extends to the side and rear allowing for easy access to all sides of the cottage. The rear garden benefits from the views onto the open countryside looking west and there is a garden store. There is a generous area of ground to the north and directly adjacent to the cottage. This forms part of the sale and could be easily integrated into the garden with some further landscaping and could form a further parking area for the cottage. Alternatively, there is development potential with planning permission having been granted as outlined below.PLANNING PERMISSIONThe area of ground to the north of the cottage has had planning permission granted for the creation of a detached dwelling under reference 22/01799/IPL. Permission was granted on the 7th December 2022 for a 2 storey house.HebHomes | Architect Designed Kit Houses - Deliveredhttps://www.hebhomes.comModern self-build house kits, structural panel and timber frame,architect design, from Hebridean Contemporary Homes, Scotland, UK.POTENTIAL INCOME FROM HOLIDAY LETTINGThe vendors sought advice on the potential income obtainable from holiday letting from cottages.com As guidance only, they had estimated year 1 income at 52-55 bookings may result in potential income of approximately £38,590 - £40,770 (gross). This may be subject to change and this potential income range should not be relied upon. Any prospective buyer looking to use the property as a holiday let should seek their own independent advice.