4 bed detached house for sale

Comraich House, Rannoch, Pitlochry, Perthshire PH17

A stylish contemporary house with loch views

Description
Comraich House was constructed in 2018 by the current owners and is an immaculately maintained home that has also been let out as a holiday rental. A Short Term Letting Licence is in place. The property is clad in a mixture of timber and stone and sits comfortably against a backdrop of light woodland and old stone walls. The main rooms in the house have huge windows capturing wonderful views of the loch and the hills. At its heart is a large, bright and lofty reception hall that has glazed walls on two sides as well as a partially vaulted ceiling. Double doors lead from the hall into a large (32.83 sqm) sitting room which has two sets of floor to ceiling windows looking towards the loch as well as doors to the terrace. The remainder of the ground floor accommodation is at the west end of the house where a sociable dining kitchen has views on all sides and access to the terrace. A broad opening connects the kitchen with the dining room which looks out to the westerly hills. There is also a large utility room (with shower and plant room) and a separate WC on the ground floor. Underfloor heating warms the slate flooring across the whole of the ground floor. A galleried landing connects four bedrooms on the first floor. The main bedroom has an en suite bathroom, bedroom 2 has an en suite shower room and two further double bedrooms share a bathroom. Three of the bedrooms have fabulous floor to ceiling windows. The house is beautifully presented and in move-in condition.

Outside
Comraich sits in a garden of 0.55 acres. A short private driveway leads to a parking area with space for several cars. A sheltered terrace has been created on its north side where there is a view of the loch through the trees. The remainder of the grounds have been kept relatively natural for ease of maintenance.

Note: Adjacent to Comraich House and available for purchase separately is 0.30 acres of ground on which planning permission has been granted for the construction of a fabulous contemporary 2 bedroom cottage. Plans can be viewed on Perth and Kinross planning portal using ref: 24/01369/fll or by speaking to the selling agent. If sold separately, the water supply for the new house will be taken from the same borehole that services Comraich House. Likewise both properties would use the Klargester water treatment system currently sited on the building plot.

Location
Comraich House is situated on the south shore of Loch Rannoch. Access to the waters edge is approximately 90 metres away and the house has lovely views of the loch (particularly in winter) and the surrounding hills. It is ideally located for those who enjoy getting out into the hills and is well placed for accessing some of Perthshire’s most beautiful natural landmarks and towns: Pitlochry, Aberfeldy, Kenmore, The Queen’s View, Ben Vrackie and Schiehallion as well as lochs Tummel and Tay to name a few. With so much spectacular countryside on the doorstep there is a variety of outdoor activities to be enjoyed from swimming and paddle boarding to walking and birdwatching. There is a village shop, Post Office, medical centre and primary school in Kinloch Rannoch (6.5 miles). Pitlochry (32 miles) and Aberfeldy (25 miles) both have supermarkets and local professional services as well as some popular independent shops and cafés. Aberfeldy’s Birks Cinema and Pitlochry’s Festival Theatre are both very active and central to the local communities. The A9 at Pitlochry provides fast access north and south while trains run regularly from Pitlochry to London and Inverness. Rannoch Station (11 miles) connects to Inverness, Glasgow and London via the Caledonian Sleeper service. All distances and travel times are approximate.

Square Footage: 2,595 sq ft

Acreage:
0.55 Acres

Directions
Heading north from Perth, leave the A9 just north of Pitlochry and join the B8079. After about 1.5 miles turn left on to the B8019 and follow this road passing The Queen’s View, Strathtummel and arriving in Kinloch Rannoch. From Kinloch Rannoch take the south Loch Rannoch Road and about 6.5 miles the driveway to Comraich House is on the left. What3Words: Rotations.theory.proves

Additional Info
Viewings - Strictly by appointment with Savills .

Services - mains electricity, private water and drainage. Heating by air source heat pump (underfloor heating on the ground floor). Fibre broadband. Vent-Axia Heat Recovery system. Fwt water filtration system.

Warranty - Comraich comes with an NHBC Warranty

Local Authority & tax band - Perth and Kinross Council. Comraich is currently commercially rated.

Fixtures & Fittings - standard fixtures and fittings included. The contents of Comraich may be available for purchase by separate negotiation.

Photos taken March 2025

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.