The Coach House & Squirrel Cottage, Killiecrankie, PH16 5LG

Offers over £525000 (Sold)



Highly desirable and versatile family home set within secluded, south-facing gardens in idyllic Killiecrankie. This unique stone-built former coach house has been skilfully converted and includes a splendid self-catering facility. Early viewing is essential to appreciate its location & versatility


The Coach House and its integral Squirrel Cottage is a highly desirable and versatile family home which sits beautifully within secluded, south-facing gardens in the idyllic and much sought-after hamlet of Killiecrankie in the heart of Highland Perthshire.  Set in some of Scotland’s finest scenery and close to the River Tummel and Ben Vrackie, there is a wealth of outdoor pursuits close at hand, an excellent local hotel and thriving village community with Blair Atholl just 3 miles away and steeped in history.  The popular tourist town of Pitlochry is on the doorstep with its wealth of touring, sporting and leisure facilities including restaurants, cafes and shops as well as a chemist, community hospital, medical centre, dentist and excellent golf club with club house. The Pitlochry Theatre is the focal point of the town, coupled with a good choice of hotels and amenities and various hosted events that take place throughout the year including the Pitlochry Highland Games, The Enchanted Forest and Tummel and Tay Festival which makes Pitlochry and the surrounding area a highly desirable place to stay. There is a mainline train station at Pitlochry with direct services to Edinburgh, Inverness, Perth and a sleeper service to London Euston and the A9 a short drive away, provides easy commuting to all major cities and airports north and to the central belt including Perth some 35 miles away, where there is a varied range of shops and amenities and variety of independent schools including Craigclowan, Strathallan,  Ardvrek, Morrisons Academy, Glenalmond and Kilgraston School for girls.  


This unique stone-built family home was formally a Coach House built circa 1870, skilfully converted and further enhanced by the current owners who in 2002, renovated, extended and added a storey to the left wing of the property to offer splendid self-catering facilities which includes Squirrel Cottage, a delightful one bedroom self-contained apartment, which already has a 54% take up on advance bookings for 2021 and is integral to the Coach House with additional use of the bedrooms above, and separate to the house which has four bedrooms of its own and generous office space.

Features of note include light and spacious rooms with ambient lighting and splendid views from every aspect. A sitting room with the charming Coach House feature window, a pellet wood burner feature fireplace and open plan access to a generous dining room. There is a bright and sunny traditional farmhouse style breakfasting-kitchen which has doors to superb south-facing conservatory, which the owners have drawings completed for conversion to a sunroom and further enhanced dining-kitchen. An air source pump and insulation has been installed to the main house, a pellet wood burner also to Squirrel Cottage, and the garden grounds that surround the property have been naturally landscaped to include a wild garden to the rear with two wildlife ponds providing a source of interest to the local wildlife and wonderful viewing and colour throughout the year.      

The shared access driveway alongside the River Girnaig offers a most pleasant welcome to the Coach House which has its own private chipped driveway and parking for at least 6 cars.  The house itself sits in the centre of this generous plot with its sweeping lawns and wooded backdrop, wrapping fully around this delightful family home and offering complete privacy and seclusion.  Access is via the conservatory which has plenty room for furniture, wall lighting, ceramic tiled flooring and large picture windows making the most of the wonderful suntrap views to the front. French doors open to a bright and sunny breakfasting kitchen, fitted with traditional hand painted wall, base and display units with ambient lighting, inset sink with drainer and attractive tiled splashback with feature inserts. Integrated appliances include a ceramic hob and single and double oven, dishwasher and walk-in larder with space for a fridge, freezer and microwave.  There is ample space for casual dining and potential to open the kitchen to the conservatory to form a large informal dining kitchen with family sunroom.  To the side is rear hall with coat hooks and a cloakroom with white suite, shelving and space for an automatic washing machine.  An exterior door opens to the large the covered carport with original Coach House door to side, laundry pulley, bin store and room for additional appliances and access to the gardens.        

The lower hall opposite the stairs to the bedroom accommodation, has a deep-silled window with cupboards beneath and looks into the conservatory. A glazed door opens to a most splendid formal sitting room which has a superb bespoke Coach House window with central doors providing a real feature and opening and enjoying views to the gardens.  There is a lovely focal-point central fireplace with slate hearth and pellet burner providing an eco-friendly and energy efficient form of heating to this generous room.  A deep under stair walk-in cupboard provides useful additional storage, there is ample space for furniture and a feature arch leading to the formal dining room with equally peaceful views and door to Squirrel Cottage when not being used as a holiday let, making this versatile  space perfect for entertaining and for family gatherings. 

Stairs lead to a split landing with deep silled picture window overlooking the wild garden and wooded backdrop to rear.  The peaceful dual-aspect master bedroom enjoys elevated views to the front and side, and includes 4 full-height built-in double wardrobes and an en-suite bathroom with modern suite including a wash-hand basin with inset vanity units, a heated towel rail, bath and separate shower cubicle with wet wall, mains shower and non-slip flooring.  To the opposite side of the landing is an upper hall with Velux window and loft access, two further equally charming double bedrooms with built-in wardrobes and lovely sunny views to front, a family bathroom and separate cloakroom.  The rear hall leads to a particularly large gallery landing with space for furniture and 2 hi-level Velux windows flooding the area with natural daylight and stairs down to Squirrel Cottage, which has its own front door access.  To this area is a large fourth double bedroom with dormer window to rear, a separate shower room and further bedroom with Velux, currently used as a large storeroom and has useful loft access.  In addition is a particularly generous dual-aspect room currently used as a large office which has its own separate broadband service to the rest of the house which provides 100% broadband capacity for running a business. This room could also become a useful sixth bedroom, big enough to install and en-suite facility, or separate family room to the upper level, providing both a useful versatile living space to this wing of the property be it for independent living or for use as a Granny Annexe, if so desired.


Squirrel Cottage was named after its red squirrels that frequently visit the gardens that surround the property alongside the various birds and wildlife that enjoy this idyllic and tranquil spot.  Initially built as a Granny flat, the accommodation provided is a large sunroom with double doors and canopy to sit outside and enjoy the garden views with the soothing sound of the river alongside; a cosy lounge, well-equipped kitchen, large double bedroom and bathroom and has oil-fired central heating and double glazing.  Since 2004 it has been used as a thriving self-contained AirBnB one bedroomed self-catering apartment that sleeps two people and has its own dedicated wi-fi, and proves to be a destination loved by many who stay there, with a loyal group regular visitors and repeat bookers, with currently 28 weeks of advance bookings for 2021, and generates some £16,000 in gross sales annually  Our clients would hand over all the systems used along with its website and portal, if the purchasers wanted to continue operating Squirrel Cottage as a self-catering property.


The Coach House sits in the most beautifully established landscaped garden grounds that surround the property and provide year-round interest and colour.  Neatly manicured beech hedging forms the perimeter to the front of the property with a large thoughtfully planted herbaceous flowerbed to the front and a gently sloping curved lawn, currently with a mini putting green and wooded backdrop. Tucked away is a timber shed and there is across the drive a lovely raised  walled garden with mature orchard with a path meandering to the top which enjoys splendid elevated views to the hills and has a large purpose built timber shed with perimeter fencing, providing useful storage and access from the shared drive.  The path meanders back down and across the wildlife garden to the rear with its two ponds and wooded area including walnut trees and in turn wraps around Squirrel cottage, alongside the river bank and back to the generous front gardens, offering enough space to relax and enjoy the peaceful sounds and idyllic surroundings with privacy and seclusion.      

This delightful family home enjoys a much sought-after idyllic location and will appeal to a wide range of purchasers given its size, potential and versatile accommodation. Early viewing is indeed very highly recommended.  Home Report valuation £550,000.


It is proposed to include all fitted floor coverings, carpets, curtains excluding the living room and dining room curtains, blinds, and light fittings in the sale, together with the appliances as stated in the schedule and some items may be available by separate negotiation.



CONSERVATORY                                  16’5” x 8’9”                                          5.00m x 2.67m approx.

BREAKFASTING KITCHEN                   16’4” x 11’6”                                        4.98m x 3.51m approx.

WALK-IN LARDER                                 6’9” x 3’4”                                             2.06m x 1.02m approx.

REAR HALL                                            6’1” x 3’1”                                             1.85m x 0.94m approx.

CLOAKROOM                                        6’2” x 5’2”                                             1.88m x 1.57m approx.

LOWER HALL                                        6’6” x 3’                                               1.98m x 0.91m approx.

SITTING ROOM                                    17’ x 16’6”                                            5.18m x 5.03m approx.

UNDERSTAIR CUPBOARD                  5’9” x 5’6”                                             1.75m x 1.68m approx.

FORMAL DINING ROOM                    16’6” x 10’2”                                          5.03m x 3.10m approx.

MASTER                                                 15’5” x 13’6”                                        4.70m x 4.11m approx.

ENSUITE                                                 11’3” x 9’4”                                          3.43m x 2.84m approx.

Z-SHAPED UPPER HALL                      15’ x 3’6” x 10’ x 3’2”                         4.57m x 1.07m x 3.05m x 0.97m approx.

BEDROOM 2                                         13’9” max x 13’3”                               4.19m max x 4.04m approx.

BEDROOM 3                                         10’9” x 9’6”                                          3.28m x 2.90m approx.

FAMILY BATHROOM                           7’1” x 5’8”                                             2.16m x 1.73m approx.

CLOAKROOM                                        6’2” x 4’9”                                             1.88m x 1.45m approx.

Z-SHAPED REAR HALL                        12’2” x 6’2” x 15’6”x 9’7” max                         3.71m x 1.88m x 4.72m x 2.92m max approx.

SHOWER ROOM                                  6’4” x 5’2”                                             1.93m x 1.57m approx.                     

BEDROOM 4                                         15’3” x 11’6”                                        4.65m x 3.51m approx.

STORE / BEDROOM 5                         11’5” x 7’                                               3.48m x 2.13m approx.

OFFICE / BEDROOM 6                        18’6” x 12’9”                                        5.64m x 3.89m approx.






Reference: HP645182

Postcode:  PH16 5LG


From Perth take the A9 north towards Pitlochry and follow the signs for B0189 to Killiecrankie. Continue along the B0189 until it changes to the B8079 continue along the road passing The Killiecrankie Hotel on the right. Immediately after crossing the bridge there is a right-hand turn taking you onto the driveway to the property.

Entry: By arrangement.

Council Tax: Band. G.

EPC Rating:  Band. TBC

To View: Contact solicitor 01738 635300.

To View: Contact PSPC 01738 635301.

PSPC opens 7 days a week.

McCash & Hunter Ref: AD/MP/COACH 

PSPC Area:  Pitlochry.



Public Rooms: 2Bedrooms: 6
Bathrooms: 3Central Heating: Oil
Windows: Double GlazedGarage:
Garden: PrivateEPC: E
Council Tax Band: GMcCash and Hunter Reference: CN/MP/COACH
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McCash & Hunter is the trading name of McCash & Hunter LLP, a limited liability partnership. Registered in Scotland No. S0301703. Registered Office: 25 South Methven Street, Perth, PH1 5ES

Although these particulars are believed to be accurate they are intended only to give a general description of the property. Their accuracy is not warranted and they do not form part of an offer to sell.

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