Ferryfield House & Cottage

• Comfortable 2-bedroom cottage with useful mezzanine area
• Traditional Farmhouse requiring renovation
• Outstanding rural location with private jetty onto the River Earn
• Salmon fishing rights on the River Earn including rod, net and coble rights
• Land extending to about 12 acres in total
• Useful paddock extending to about 4 acres
• Rough grazing and amenity woodland

SituationFerryfield is set in a rural location only 2 miles northwest of Abernethy, a soughtafter village, approximately 10 miles from Perth. Abernethy is equipped with essential day-to-day facilities such as a village shop, garage, primary school, cafes and some lovely independent shops. Newburgh, lies 3 miles to the east in the Kingdon of Fife and provides further facilities including a small Co-Op Shop, cafés and pubs, a primary school, a pharmacy and a range of shops.The ‘Fair City’ of Perth (10 miles to the north-west) provides an excellent range of city amenities including local and national retailers, supermarkets, hospital, theatre, cinema, restaurants, as well as a railway and bus station with regular services to Edinburgh and Glasgow. Perth is also home to the University of the Highlands and Islands.The property sits within an area rich in historical significance. Just north of Ferryfield House and included in the sale, lies the Old Ferry Port, the departure point once used by Kings travelling to their coronations at Scone Palace, and the very place where Lord Macduff is said to have fled from Macbeth. A Viking longship was also discovered along the banks of the River Earn and has since been carefully recovered; it is now on display in the Perth Museum.The surrounding area of Perthshire offers a wealth of recreational opportunities and is well suited to the outdoor enthusiast for walking, cycling and horse riding. The area around Ferryfield is home to a wide array of wildlife and there is easy access to particularly outstanding and varied countryside with hills, woodland, river and rolling farmland. There are a number of golf courses locally including three golf courses available in Perth and numerous championship courses at St Andrews. Shooting and fishing can be taken in the nearby area.Ferryfield CottageFerryfield Cottage is a traditional cottage built under a pitched slate roof with double glazing throughout and accommodation over one floor extending to 83 sqm.The entrance hall leads into the open plan kitchen / dining / living room which has been finished to a high standard and is very much the heart of the home. There is a generous wood burning stove with a back boiler which provides the heating to the property and there is underfloor heating throughout. A wooden ladder leads to a useful mezzanine area (above the kitchen), which is currently used as a study. The ground floor is complete with a family bathroom, principal bedroom with ensuite and dressing room, as well as a further double bedroom. Attached to the rear of the property is a stone outbuilding with sliding wooden doors providing ample storage space and potential to extend the accommodation (subject to obtaining the necessary consents).The accommodation comprises:Ground Floor: Entrance Hall, Kitchen / Living / Dining Room, ladder to Mezzanine /Study, Family Bathroom, Bedroom with Ensuite, Bedroom.Gardens and groundsThe ground pertaining to Ferryfield Cottage largely lies to the east and south comprising a large grass paddock with a parking area to the side. There is a timber outbuilding which provides ample storage space.Ferryfield HouseFerryfield House is a traditional stone farmhouse built under a pitched slate and tile roof, which requires total renovation. It was originally built as a pub to serve the adjacent ferry traffic. The farmhouse offers accommodation over two levels extending to 180 sqm and offers potential to create an outstanding rural property with a superb northern aspect overlooking the River Earn and countryside beyond. Attached to the rear of the property is a stone outbuilding with sliding wooden doors providing ample storage space, which also has potential to be converted into additional accommodation for the house (subject to receiving the necessary consents).The accommodation over two floors comprises:Ground Floor: Vestibule, Hall, Living Room, Sunroom, Living Room 2, Kitchen, WC, Bedroom.First Floor: 4 Bedrooms, WC, Bathroom.Gardens and groundsFerryfield House is accessed from the public road via a privately owned track and extends to approximately 24 acres in total including to the mid point of the river earn. Ferryfield House is positioned within grounds extending to about 12 acres. There is a usable paddock extending to approximately 4 acres to the west, with additional rough grazing areas lying closer to the River Earn that are naturally wetter and characterised by rush growth. The property also benefits from a jetty onto the River Earn, together with associated riparian rights. The property has a timber outbuilding to the south providing additional storage space. To the west is an area of hard standing and a portacabin