28 Mercat Green, Kinrossie, PH2 6HT

Guide price £300000 (Sold)


The main features of this superbly modernised cottage are 2 spacious public rooms and a live-in kitchen. Previously a 3 bedroom cottage, the 3rd bedroom, now a study could be easily converted back. There is also an attic conversion, a family bathroom, utility, and a cloakroom/shower/w.c. To the rear is a block-built garage and landscaped garden with south-facing patio

Rare to the market this charming semi-detached harled Cottage is located in the pretty rural hamlet of Kinrossie, enjoying a tranquil and picturesque setting.  This peaceful conservation village is conveniently located just off the main road between Perth and Coupar Angus, close to the village of Balbeggie.  The surrounding countryside offers a wealth of leisure and sporting pursuits, with post offices and village shops a short drive away in Balbeggie and Burrelton, and with additional local amenities including doctors and dentists slightly further afield in Scone and Coupar Angus; Kinrossie itself has its own village hall, and the village church and primary school are less than 10 minutes walk away at Kirkton of Collace. A regular bus service covers the surrounding villages and Perth, some 8 miles away, where a wide range of business, shopping and leisure amenities are available including restaurants, bars, cinema, theatre and concert hall; there is a Park and Ride facility into Perth from nearby Scone, Perth has a main-line railway station, and the Perth outer-ring motorway also provides an easy commuting link to major cities and airports in the central belt.

This highly desirable cottage has been skilfully converted and superbly modernised and extended to offer immaculate and versatile accommodation with lots of character.  The main features are 2 spacious public rooms and a live-in kitchen. Previously a 3-bedroom property, the third bedroom is now a study which could be easily converted back into a bedroom; there is also a large attic conversion providing further family living space. There is a family bathroom, a cloakroom leading to a shower/wc, and a utility room; to the rear is a large block-built garage and a landscaped, well-tended garden with a south-facing patio.

There are a wealth of attractive features including original doors, deep skirtings, hardwood flooring, ceiling beams, fitted book shelves, cast iron fireplaces, a vaulted ceiling, ambient lighting, porthole window, recessed and leaded glass windows coupled with 15 pane glazed doors providing ample natural light throughout the property. Entrance via a chipped stone driveway leading to the side entrance and a splendid dual-aspect L-shaped dining hall with vaulted ceiling. There is ample space to dine, decorative lighting and door which opens to an idyllic secluded sun trap patio, perfect for casual dining.  The elegant and spacious dual-aspect sitting room, has particular charm with its deep silled leaded windows, painted beamed ceiling, feature mahogany gas fire place with attractive tiled insert and marble hearth.  Adjacent is a peaceful dual-aspect room, currently used as a library/study with leaded window, painted ceiling beams, shelved alcove, a fixed desk and fitted book shelves with storage beneath and an attractive cast iron tiled fireplace with gas fire.  This would also make an ideal third bedroom, however there is also a pull down Ramsay ladder giving access to a spacious and light pine clad carpeted attic room, with dual velux windows and space for bedroom furniture and equipment; there is also access to the rest of the roof space which is floored and provides extra storage. Adjacent to the dining room is a delightful farmhouse style breakfasting kitchen with lovely garden views to every aspect, fitted with light oak wall, base and display units, contrasting tiled splashback and worktops and ceramic tiled flooring.  There is also a splendid feature gas-fired Stanley stove with extractor above, a 4-burner integral gas hob, integral fridge-freezer, freestanding dishwasher and fridge freezer, and a utility room with an automatic washing machine and tumble dryer, and access to the rear garden.  The cloakroom is walk-through with plentiful coat hooks, and includes access to a fully-tiled white suite W.C., shower with mains shower, illuminated mirror with shaver point, and chrome heated towel rail. There are two pleasant, spacious double bedrooms, both enjoying peaceful garden views.  The master has a feature porthole window and is next to the four piece family bathroom with marble top vanity unit and bath.  Gas fired central-heating is installed, there is a direct linked alarm system, and fresh, tasteful, immaculate decoration throughout.


This delightful property is peacefully situated in the most beautifully established, south-facing garden which is a wildlife haven for pheasants and birds.  There are prettily planted flowerbeds, mature trees and shrubs and attractive trailing trellises providing year round interest and colour.  The extensive lawn enjoys a sunny aspect with mature trees, neatly manicured box hedging, deep herbaceous borders and sun-trap patio, all peacefully secluded and overlooking the surrounding countryside.  There is parking in the side courtyard for 2 vehicles, and the generous one and a half separate garage is fitted with a remote roller door and includes a workshop and loft space providing additional storage.  This impressive and much cared for family home, will appeal to a wide range of prospective purchasers given its quality, presentation and idyllic location.  Early viewing is very highly recommended.

Home report valuation £300,000. 



RECEPTION HALL - 8'6" x 4'9" (2.59m x 1.45m approx)

SITTING ROOM - 19'5" x 16'4" (5.92m x 4.98m approx)

DINING-FAMILYROOM - 18' x 15'3" (5.49m x 4.65m approx)

BREAKFASTING-KITCHEN - 17'6" x 17'3" (5.33m x 5.26m approx)

UTILITY - 7'3" x 5'7" (2.21m x 1.70m approx)

WALK-THROUGH CLOAKROOM - 11'4" x 3'1" (3.45m x 0.94m approx)

SHOWER/WC - 9'3" x 3'1" (2.82m x 0.94m approx)

MASTER BEDROOM - 16'3" x 11'4" (4.95m x 3.45m approx)

FAMILY BATHROOM - 10'8" x 8'3" (3.25m x 2.52m approx)

STUDY/LIBRARY/BEDROOM 3 - 14'7" x 9'8" (4.45m x 2.95m approx)


BEDROOM 2 - 16'5" x 10' (5m x 3.05m approx)

GARAGE/WORKSHOP - 22'6" x 12'9" (6.86m x 3.89m approx)


It is proposed to include all fitted floor coverings, carpets, curtains, blinds and light fittings in the sale, together with the appliances as detailed in the schedule.


From Perth city centre travel cross the bridge ant Bridgend and travel through the village of Scone. At the roundabout take the 1st exit onto the A94, carry on for approximately 10 minutes driving through Balbeggie and turn right at the sign for Kinrossie. Turn left into Mercat Green and number 28 is halfway up on the right hand side.


Entry: By arrangement.

Council Tax: Band D.

EPC Rating:  Band E.

To View: Contact solicitor 01738 635300.

To View: Contact PSPC 01738 635301.

PSPC opens 7 days a week.

Office Ref: CN/MD.

McCash&Hunter Ref: 002052.

PSPC Area: Balbeggie.





Public Rooms: 2Bedrooms: 3
Bathrooms: 2Central Heating: Gas
Windows: Single GlazedGarage: Double
Garden: PrivateEPC: E
Council Tax Band: DMcCash and Hunter Reference: CN/MD 2052
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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.