Clachbeag, Tibbermore, Perth, PH1 1QJ

Guide price £325000 (Sold)



Beautifully appointed & highly desirable Detached Villa within 1/3rd acre garden grounds and spectacular views in peaceful hamlet of Tibbermore. Early viewing very highly recommended to appreciate the quality, presentation and prime peaceful location of this delightful property.


Clachbeag comprises approximately 1/3 acre with a beautifully appointed and highly desirable detached Villa set within generous garden grounds and spectacular views in the peaceful hamlet of Tibbermore, just 5 miles from Perth.  Ideally placed for access to shopping, business and leisure amenities as Crieff Road Tesco is just a short drive away, and the ever popular Gloagburn Farm Shop and Restaurant within walking distance. Local primary schooling is available at nearby Madderty and Methven and there is a good choice of secondary and private schooling within easy driving distance.  Set in some of Scotland's finest scenery, there is a wealth of country walks and outdoor pursuits on offer at the popular tourist towns of Crieff and Auchterarder some 10 miles away, with the Crieff Hydro Hotel and world-renowned Gleneagles Hotel and a good choice of boutique shops and restaurants.  The A9 dual carriageway, which leads to the outer-ring motorway network, is 1 ½ miles away, and provides easy access to Broxden interchange where there is a ‘Park and Ride’ service and access to both the railway and bus stations, and easy commuting to all major cities and airports in the central belt and the north.


This well presented property was constructed in 1995 and offers extremely spacious accommodation of unique, individual design, extending to approximately 185 sq. m, offering versatile living space with wonderful views from every aspect.  A sweeping chipped driveway to the front provides ample parking and steps lead to a covered porch with attractive balustrade with exterior light and hardwood front door with side window.  The wide and welcoming reception hall has a deep walk-in cupboard providing storage, loft access and a cloakroom with white suite.  A part-glazed door leads to splendid, spacious and light sitting room with triple picture windows to front, enjoying spectacular views across the fields towards Ben Vorlich.  There is ample space for furniture, picture lighting and a most attractive carved pine solid fuel fireplace with cast iron insert, painted tiles and raised plinth, making a lovely focal point to this peaceful room.  Adjacent is the superb triple aspect dining/kitchen/family room which is particularly generous with ample space for furniture, offering open-plan versatile living and the hub of this lovely family home.  Fitted with an original range of bespoke oak wall, base and display units with contrasting laminate worktops and breakfast bar, a tiled splashback, vinyl tile-effect flooring and sink with window overlooking the rear garden. Integrated appliances include an electric hob with bespoke cooker hood above, single oven with grill, larder fridge and space for dishwasher. This spacious room also benefits from sliding doors to a fully glazed sun-filled conservatory with ceramic tiled flooring which in turn has double doors to a small outdoor deck, making this perfect for entertaining and a lovely spot to enjoy al fresco’ dining. Adjacent to the kitchen is a utility/boot room fitted with white wall and base units with sink and window to side, space for an automatic washing machine, high level shelving, coat hooks, laundry pulley, tile-effect vinyl flooring and door to the rear garden.  Also, to the ground floor is a generous master bedroom enjoying peaceful views overlooking the front garden, fitted with double sliding mirrored wardrobes and an en-suite shower room with white suite and window to side, a dining room, a further double bedroom with double fitted mirrored wardrobes and a single bedroom currently used as a study with fixed shelving, all with space for furniture and enjoying garden views. An attractive staircase leads to a good size landing with high level Velux window and room for furniture.  There are two very generous double bedrooms, both have triple sliding mirrored wardrobes and both enjoy superb elevated views, one to the east and the other to the west with a large central family bathroom fitted with a white suite including a bath with electric shower, cork tiled flooring, decorative lighting, fixed shelving and high-level Velux window.  Oil central heating is installed, all windows are double glazed and there is excellent storage throughout.     


Clachbeag sits in the centre of a generous plot of approximately 1/3 acre of beautifully mature garden grounds, which enjoy a sunny aspect and splendid views across the surrounding countryside.  Its tree-lined frontage is bordered by manicured beech hedging with a sweeping chipped driveway providing ample parking, and leading to a double garage with exterior lighting, outdoor tap and has power and light.  To either side are planted borders with specimen trees and shrubs and timber gates leading to the fully enclosed and secluded rear garden.  The delightful rear garden is so peaceful, and has a chipped area with fruit trees, garden shed and vegetable garden and lovely views. This beautifully planted garden is laid mainly to lawn, interspersed with established trees and shrubs and enjoys a wooded backdrop.  The curved lawn leads to an a beautifully established ornamental pond and to the raised sun deck and conservatory.

Early viewing is very highly recommended to appreciate the quality, presentation and prime peaceful location of this delightful property.  Home Report valuation £335,000.


It is proposed to include all fitted floor coverings, carpets, blinds, and light fittings in the sale, together with the appliances as stated in the schedule and timber shed to the garden. Please note the kitchen table and some curtains are available by separate negotiation.



COVERED PORCH                                             5’9” x 5’9”                           1.75m x 1.75m approx.

RECEPTION HALL                                              14’2” x 5’6”                      4.32m x 1.68m approx. 

LIVING ROOM                                                   17’6” x 13’9”                      5.33m x 4.19m approx.

REAR HALL                                                          23’4” x 3’2”                        7.11m x 0.97m approx.

UNDERSTAIR CUPBOARD                             6’1” x 4’2”                           1.85m x 1.27m approx.

CLOAKROOM                                                     5’5” x 3’4”                           1.65m x 1.02m approx.

DINING/KITCHEN/FAMILY ROOM            17’7” x 21’5”                      5.36m x 6.53m approx.

UTILITY/ BOOT ROOM                                   11’9” x 5’10”                      3.58m x 1.78m approx.

CONSERVATORY                                              13’2” x 11’1”                      4.01m x 3.38m approx.

FORMAL DINING ROOM                             10’ x 10’4”                           3.05m x 3.15m approx.

MASTER BEDROOM                                        10’5” x 12’8”                      3.18m x 12.8m approx.

EN-SUITE                                                             9’1” x 3’5”                           2.77m x 1.04m approx.

BEDROOM 2                                                       9’8” x 9’5”                           2.95m x 2.87m approx.

BEDROOM  3                                                   10’5”x 7’9”                          3.18m x 2.36m approx.

LANDING                                                             9’2” x 5’8”                           2.79m x 1.73m approx.

BEDROOM 4                                                     13’4” x 12’6”                      4.06m x 3.81m approx.

BEDROOM 5                                                       12’4” x 11’10”                   3.76m x 3.61m approx.

BATHROOM                                                       8’8” x 7’6”                           2.64m x 2.29m approx.



Reference: HP606570

Postcode:  PH1 1QJ


From city centre travel along Dunkeld Road, turning left at the roundabout onto the A85 Crieff Road. Follow the road along past McDiarmid Park and Tesco Superstore. Carry on towards Huntingtower turning left at Agricar onto the Tibbermore/Madderty Road, follow the road for approximately 1 ¾ miles. At the cross-roads turn right. Clachbeag is the fourth property on the right-hand side, clearly marked by our For-Sale sign.

Entry: By arrangement.

Council Tax: Band G

EPC Rating:  Band D

To View: Contact solicitor 01738 635300.

To View: Contact PSPC 01738 635301.

PSPC opens 7 days a week.

McCash & Hunter Ref: AD/MP/CLAC  

PSPC Area:  Perth.



Public Rooms: 3Bedrooms: 5
Bathrooms: 2Central Heating: Oil
Windows: Double GlazedGarage: Double
Garden: PrivateEPC: D
Council Tax Band: GMcCash and Hunter Reference: AD/MP/CLAC
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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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