4 bedroom detached house for sale

An idyllic lochside home with outbuildings, bothy, beach and boats

Description

Blackwood Lodge dates from 1974 and was originally built to accommodate the Blackwood forester/gamekeeper who previously lived in The Bothy. It is a single storey property consisting of an open plan living/dining room, which links to the kitchen and a utility area. The dining area has glass doors opening to the garden behind the house, and the living room has an efficient woodburning stove; however, the highlight of the house is the full height glazing that frames the most fabulous view across Loch Rannoch. The house has four bedrooms and a bathroom.

The Bothy
An old stone bothy in the grounds of Blackwood Lodge consists of one room with a sitting area, stove, kitchen, bed nook and shower room, The Bothy is full of rustic charm and has been a popular holiday rental. A short-term letting licence is in place. The Bothy has its own pedestrian gate leading across the road to the beach directly opposite.

Garage / boatshed / workshop
A substantial (8.8m x 5.9m) steel framed shed has been constructed in the grounds at Blackwood Lodge. This serves multiple purposes including, workshop, machinery store and a store for sporting equipment, boats, paddle boards and bicycles. Behind the shed is a water filtration plant room and a wood store.

Stables - timber stable block has two 3.5 x 3.5m loose boxes and a tack room.
Kennels - with three sections

Items included in the sale
- A motor cruiser with boat trailer (1987 Channel Island 22 with a Penta Volvo twin-engine (87 HP)
- Excavator (2002 4.5 tonne). Used to launch boat
- Fishing dory (12 ft, shallow-draft with 9.9 HP two-stroke Tomos outboard motor)
Please note that while these items are all currently in working order, they will be sold as seen and no guarantees will be given.

Location

Blackwood Lodge is situated on the south shore of Loch Rannoch. The private beach is just across the road and approximately 35 metres from the house which has uninterrupted views of the loch and the hills beyond. It is ideally placed for getting onto the water, walking the hills and enjoying the local native woodland. Blackwood Lodge is named after the Black Wood of Rannoch which contains some of the largest areas of ancient pine forest in Scotland. It is home to a rich variety of plants and wildlife, and it can be accessed by a track leading directly from the property. Blackwood Lodge is well placed for visiting lots of local landmarks and towns: Pitlochry, Aberfeldy, Kenmore, The Queen’s View, Schiehallion and Ben Lawers and lochs Tummel and Tay are just a few.

The nearby village of Kinloch Rannoch (6.5 miles) offers a good range of amenities, including the Loch Rannoch Estate Hotel and Spa, the Cornerstone pub, a village shop, Post Office, medical centre, and primary school. Westwards, at the other end of the loch (9 miles), there is the Rannoch Station tearoom and superb Moor of Rannoch restaurant (2AA Rosette).

Pitlochry (32 miles) and Aberfeldy (25 miles) both have supermarkets and local professional services as well as some charming shops and cafés. Aberfeldy’s Birks Cinema and Pitlochry’s Festival Theatre both run busy programmes and central to the local communities. The A9 at Pitlochry provides fast access north and south. Rannoch station (9 miles) links directly to Glasgow and Inverness for airport connections, as well as to Fort William, and overnight to London Euston; trains from Pitlochry run regularly to Edinburgh and London Kings Cross.

All distances and travel times are approximate.

Square Footage: 1,163 sq ft


Acreage: 1.37 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 Blackwood Lodge is on the left. What3Words: sundial.serious.captions

Additional Info

Viewings - Strictly by appointment with Savills[use Contact Agent Button].

Services - mains electricity, private water and drainage. Oil fired central heating.

Local Authority & tax band - Perth and Kinross Council tax band F

Blackwood Lodge is in a conservation area.

The Forestry commission has a right to access the woodland behind Blackwood Lodge in emergency, using the vehicular access that runs through the property connecting the woodland to the public road.

Fixtures & Fittings - standard fixtures and fittings included. Additionally, a motor cruiser on boat trailer, an excavator, tender, fishing dory with outboard motor, the contents of the bothy and a round picnic table are all included in the sale. 2x two seater garden chairs, the wrought iron bench and fire bowl are specifically excluded from the sale.

Photos taken October 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.