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See how verdicts work4-bedroom detached house · PH15 2BF
Listing removedListed 275 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
SITUATION Brae House is situated in a super location on the edge of the popular and highly sought after town of Aberfeldy.
Aberfeldy is equipped with an extensive range of amenities including supermarkets, cinema, a doctors surgery, dental and veterinary practice, mobile bank, independent retailers, various restaurants and cafes as well as primary and secondary schooling at Breadalbane Academy.
The Community Campus is also equipped with a wide range of facilities such as a swimming pool, fitness classes, sports hall and gym.
Some 14 miles away is Pitlochry, another popular town with day-to-day facilities including a bus and train station with regular services to Inverness, Glasgow, Edinburgh, and London.
The House of Bruar, about 25 miles north, is one of Scotland’s most popular destinations which attracts visitors from all over the country.
It stands out for its premium country style and craftsmanship with elegant clothing halls, gift shop and its exceptional food hall.
In addition, The Scottish Crannog Centre is located on the banks of Loch Tay near Kenmore, about 6 miles west, offering a guided tour of an Iron Age dwelling, with history exhibitions, crafts and music demonstrations.
The Fair City of Perth is the closest city and can be reached in under an hours car journey.
Perth offers a wider range of national retailers, has various primary and secondary schools and has both a theatre and concert hall.
Edinburgh and Glasgow can both be reached in approximately 90 minutes drive. Perthshire offers a wealth of recreational activities and is often referred to as the Gateway to the Highlands.
The Birks of Aberfeldy, a breathtaking woodland gorge, sits right on Aberfeldy’s doorstep and is an exceptional location for watching wildlife and nature within this area of natural beauty.
Walking, cycling and climbing can all be enjoyed nearby at the Cairngorms National Park, as well as snow sports at Glenshee mountain range which can be reached in approximately an hour by car.
For the golfer, there are various golf courses close by at Aberfeldy, Pitlochry and Dunkeld and traditional sports such as stalking and fishing can be enjoyed nearby.
This area is famous for its salmon and trout fishing on the River Tay.
DESCRIPTION Brae House is an attractive home set over two floors with flexible living throughout and panoramic views over the surrounding countryside and hills beyond.
The house has been finished to a high standard and very well maintained with quality fixtures and finishings throughout.
The entrance hall opens into an elegant dining room, offering an exceptional setting for entertaining.
The space is enhanced by french doors that lead directly onto the terrace, showcasing impressive views of the surrounding countryside.
The adjacent kitchen is well designed with ample storage space and a lovely big window to make the most of the views.
The sitting room is generous and comfortable with a wood burning stove, french doors leading out onto the terrace and is a delightful space for family life.
The ground floor also has a generous double bedroom with an en suite which provides the opportunity of lateral living and also allows for multi-generational families.
The first floor has a delightful mezzanine with a lovely large window to make the most of the views over to Glen Lyon.
There are also three double bedrooms, one with an en suite, and another with a Jack and Jill bathroom leading to the first floor landing and all with integrated wardrobes.
As well as being a much loved family home, Brae House has also been used as a very successful Bed and Breakfast.
Visitors enjoy the convenient location, comfortable and generously proportioned accommodation and the access to the fantastic local facilities. Further details are available from the selling agents.
ACCOMMODATION Ground Floor: Entrance Vestibule, Hall/Dining Room, Sitting Room, Kitchen, Double Bedroom with En suite, WC/Utility First Floor: Mezzanine, Double Bedroom with En suite, Double Bedroom with Jack and Jill to Family Bathroom, Double Bedroom, Family Bathroom.
GARDEN The garden at Brae House wraps around the property and is carefully designed to be easy to maintain while still providing ample space in which to relax and enjoy the setting.
A decked area to the front of the house is complimented by a patio area ideal for barbeques as well as a landscaped border area and the chicken run area.
There are two garden sheds behind the single garage which is joined to the house itself with an internal access door.
The driveway is lined with lovely mature trees and has a tarmac marking area with room for multiple cars. The property also benefits from an electric car charging port. EPC Rating = C
Value & comps
Land Registry doesn’t cover Scotland or Northern Ireland, so previous sales may not be on record.
Returns
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Archie refurb estimate: a Pro feature
0.0% below asking
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Deal
Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.
Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.
BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.
Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.
Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.
See projected short-stay revenue vs a vanilla BTL for this property.
See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.
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FAQ
About Brae House, 9 Orchard Brae, Aberfeldy, Perthshire, PH15
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