* Freehold
* \ - Exceptional country cottage with stunning garden setting
* \ - Beautifully extended with fabulous new garden room/conservatory, with underfloor heating.
* \ - Attractively and very conveniently situated, close to Forfar, and Angus amenities
* \ - Fully refurbished with considerable improvements, both internally and externally, including fantastic Millboard terrace linking to the garden
* \ - Charming country property, which could also be used as a holiday let or a second home
* \ - Home Report valuation £435, 000
* EPC Rating = E
Beautifully presented cottage with fabulous garden.
Description
The Garden Cottage is a charming country property, built as a gardener’s house
in the 1950s, in what was the orchard. A fine apple tree still remains in the
gardens, which are enchanting, well established and south facing. The
attractive cottage is harled with a slate roof. It looks out over the
sheltered garden. This was laid out by a well - respected plantswoman, who
created the current cottage style garden. Since 2016, much has been done to
enhance the property. Initially these improvements included rewiring and re -
plumbing together with upgrading and extending the central heating. In
addition the sitting room was opened up into what is now the dining room and
the house was extended with the addition of two new en suites. Since 2020 a
fabulous handmade moulded composite Millboard terrace with a frameless glass
balustrade, flush lighting and power points was added, allowing an
uninterrupted view and linking the cottage to the gardens. In 2023 a
magnificent conservatory/garden room was added by Mozolowski & Murray, who
also renewed hardwood sash and case double glazed windows throughout the
house. A new French door was installed and the kitchen refurbished and
enlarged into what was a utility room. The cottage has also been fully
redecorated. As such The Garden Cottage is a stunningly presented and
modernised home. At the same time the gardens have continued to be cared for.
While currently used as a home, previous owners have operated the property as
a successful holiday let and a second home.
The new garden room/conservatory is now very much the focal point of the
cottage and has handcut Belgium limestone flooring, with underfloor heating
and a Shaker wood burning stove. The conservatory links to the kitchen, again
with limestone flooring. This has fitted units with oak worktops, an induction
hob, oven, washing machine and Belfast sink, and opens to the open plan
sitting room/dining room, again with a wood burning stove and linked by French
doors to the south facing terrace, overlooking the garden and a fabulous
seating and entertaining space. Off the sitting room is an inner hallway with
a hatch to an extensive floored loft. Both bedrooms one and two have fitted
hanging and shelved cupboards. Bedroom one looks to the front and has an en
suite with bath, washbasin with vanity unit and WC. Bedroom two looks over the
garden to the rear and has an en suite with shower cubicle, pedestal washbasin
and WC.
The gardens are a delight, with small trees, interesting shrubs, plants and
bulbs all intermingling and surrounded by a backdrop of mature trees. To the
east is a west facing wall, running the length of the garden, with an
herbaceous border with climbers. Within the lawn are several borders. There is
a variety of small trees and shrubs including a fine magnolia, eucrylia and a
cornus, together with some good oak, beech and acer. At the bottom of the
garden is a screened area with composting bins. To the side, and with its own
entrance gate from the road, is a garage with up and over door, concrete floor
and corrugated roof, as well as further composting and leaf bins, an open
fronted wood store and a wooden potting shed (3. 55 m x 2. 35 m). Behind the
house is a block built store, and a log store.
Location
The Garden Cottage is very pleasantly situated some 4 miles to the southeast
of Forfar, close to the village of Letham, and on the edge of the quiet hamlet
of Dunnichen. It lies just to the south of Dunnichen Hill, which is reportedly
the site of the Battle of Nechtansmere in 685D. Nechtan was a Pictish King who
defeated King Ecgrith of Northumbria, thus reclaiming this part of Scotland
for the Picts. The Garden Cottage is adjacent to the original walled garden of
the former Dunnichen House.
Letham, which is centrally located in Angus, provides good local shopping with
a post office, along with a baker, chemist, craft shop, hairdresser, pub,
hotel and a primary school. Forfar, the county town, provides extensive
shopping, business facilities, primary schooling, together with secondary
schooling at the new community campus with a swimming pool and leisure centre.
Private schooling is found at the High School of Dundee, which has a bus
service from Forfar. Angus is well known for its range of outdoor pursuits.
Fishing can be taken on the North and South Esks. Balgavies Loch is a nearby
nature reserve. The Angus Glens provide some of the best hill walking in
eastern Scotland, with skiing at Glenshee. Loch fishing is available locally
at Rescobie. There are local golf courses at Forfar and Kirriemuir, while the
championship courses at Carnoustie and St Andrews are within easy driving
distance. There is a golf driving range at Forfar. Lunan Bay is a renowned
sandy beach, while Glamis Castle, birthplace of the late Queen Mother, is
easily reached. Locally there are many fine walks and the Murton Farm, Tea
Room and Nature Reserve is located close by.
The A90 at Forfar provides fast access south to Dundee, Perth and central
Scotland, and north to Aberdeen where journey times have been greatly reduced
by the Western Peripheral Route. Dundee has cultural facilities including the
V&A museum and provides all the services expected of a major city. There are
east coast mainline railway stations at Arbroath and Dundee, with a sleeper
service. Both Aberdeen and Edinburgh airports provide a range of domestic and
European flights and there are services from Dundee to London Heathrow.
Square Footage: 1, 193 sq ft
Acreage:
0. 56 Acres
Directions
From Forfar take the B9128, signposted for Muirdrum and Carnoustie. Proceed
through Kingsmuir and after 0. 5 miles take the turning on the left signposted
Dunnichen, Letham and Arbroath. In Dunnichen take the first turning on the
left and the entrance into The Garden Cottage is on the right.
Distances Forfar 3. 5 miles, Arbroath 10 miles, Carnoustie 11 miles, Dundee 16
miles, St Andrews 29 miles, Aberdeen 52 miles, Edinburgh 75 miles.
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Additional Info
Viewings
Strictly by appointment with Savills – .
Services
Mains water and electricity, private drainage, Fischer electric central
heating, Underfloor heating in conservatory. Ten roof mounted pv panels
provide hot water and reduce running costs.
Local Authority & tax band
Angus Council tax band C.
Fixtures & Fittings
Fitted carpets and light fittings are included other than the chandeliers in
the conservatory and sitting room and the wall lights in the kitchen, which
are excluded.
Environmental Stipulations
The property lies within the Dunnichen Conservation Area.
Access
There is a right of access over the first part of the driveway to the
gravelled parking area above the garden.
Photographs
Photographs taken December 2023 & January 2024 other than some external
photographs taken Summer 2022. Details prepared January 2024.
Servitude rights, burdens and wayleaves
The property is sold subject to and with the benefit of all servitude rights,
burdens, reservations and wayleaves, including rights of access and rights of
way, whether public or private, light, support, drainage, water and wayleaves
for masts, pylons, stays, cable, drains and water, gas and other pipes,
whether contained in the Title Deeds or informally constituted and whether
referred to in the General Remarks and Stipulations or not. The Purchaser(s)
will be held to have satisfied himself as to the nature of all such servitude
rights and others.
Offers
Offers, in Scottish legal form, must be submitted by your solicitor to the
Selling Agents. It is intended to set a closing date but the seller reserves
the right to negotiate a sale with a single party. All genuinely interested
parties are advised to instruct their solicitor to note their interest with
the Selling Agents immediately after inspection.
Deposit
A deposit of 10% of the purchase price may be required. It will be paid within
7 days of the conclusion of Missives. The deposit will be non - returnable in
the event of the Purchaser(s) failing to complete the sale for reasons not
attributable to the Seller or his agents.
**Important notice
**
Savills, their clients and any joint agents give notice that:
1\. They are not authorised to make or give any representations or warranties
in relation to the property either here or elsewhere, either on their own
behalf or on behalf of their client or otherwise. They assume no
responsibility for any statement that may be made in these particulars. These
particulars do not form part of any offer or contract and must not be relied
upon as statements or representations of fact.
2\. Any areas, measurements or distances are approximate. The text,
photographs and plans are for guidance only and are not necessarily
comprehensive. It should not be assumed that the property has all necessary
planning, building regulation or other consents and Savills have not tested
any services, equipment or facilities. Purchasers must satisfy themselves by
inspection or otherwise.
Our Ref RO240122

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