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Orwell Farmhouse, Kinross, Perth and Kinross, KY13 9HB

Offers Over - Sold


Perth Office - 01738 621 121

A traditional country farmhouse with outbuildings, over 11 acres and exceptional south facing views over Loch Leven

To make an enquiry, arrange a viewing or request a free market appraisal of your own property call Carl Warden on 01738 621 121/ 07803 509 927 or contact Carl via Email.






  • 3 public rooms
  • Farmhouse kitchen
  • Laundry and WC
  • Office and larder
  • 4 double bedrooms (master en suite)
  • Family bathroom
  • Independent annex
  • Courtyard and 3 bay car barn
  • Sandstone steading and outbuildings
  • 2 acres of gardens, 2 acres woodland
  • Extending to approximately 11.28 Acres (4.57 Hectares)


Orwell Farmhouse is a traditional country farmhouse constructed around 1840. It is stone built with wet dash render and has a slate roof. The property has been sympathetically modernised and extended with the addition of an independent annex which is internally linked to the main accommodation. A south facing garden room, featuring an impressive exposed green oak frame, has also been added and is in open plan with the kitchen. It takes full advantage of the panoramic view over Loch Leven.

The well-balanced accommodation can be easily adjusted for families with teenagers or dependent relatives, as independent guest accommodation or as a holiday letting business.

The grounds are of particular note with two acres of policies which include extensive lawned areas and a walled garden, two acres of woodland and a further seven acres laid in grass. There are several outbuildings, including a red sandstone steading, which are in a derelict condition. In addition to a number of storage areas there is a recently completed substantial three bay car barn with a log and machine store.


An entrance porch, which has a dwarf wall and a glazed door and windows to the south, has a further glazed inner door with a side screen opening to the reception hall. Here there is a shallow rise sweeping staircase with a mid-landing. There are panel doors to the ground floor accommodation and there is ceiling cornicing.
There is a storage area under the stairs and further storage cupboards for coats and boots.

The sitting room has an open fire and there are windows to the south and west. The family room has two doors from the hall and windows to the south and east. The log burning stove has an over mantle. A further door leads back into the kitchen which would make this room ideal to be used as a dining room.

A recent addition, constructed in 2013, is the garden room which is in open plan with the dining kitchen. This room has French doors to the south facing garden, picture windows and an oak floor. Of particular note is the exposed green oak frame. The kitchen, which has an oak floor, has ample space for a farmhouse table and chairs, and has a four oven Aga with three hotplates. There are base and wall units with maple frontage and contrasting worktops with tiled splashbacks. There is a dishwasher, a free-standing fridge, a double stainless steel sink with drainer and mixer tap.

The rear door opens from the courtyard driveway into a hallway with access to the laundry room with twin Belfast style sinks and space for larger appliances, coat and boot storage and the oil-fired boiler. Here there is a WC with wash basin. Also off
this hallway is an office with windows to the north and east. A second hallway has a wine store and a sizeable larder room with a stone floor.

From the staircase mid landing is access to bedrooms three and four, both of which are double rooms and are serviced by a family bathroom with a white suite, WC, wash basin, bath with a shower
above and a window to the east.

At the top of the staircase are two further double bedrooms with south facing windows with elevated views over the loch. The master bedroom has an inner hall with storage and hanging space and a Velux window above, leading through to an en suite bathroom with WC, wash basin, roll top free- standing bath and a separate shower. It has a Velux window and a window to the east.

The Annex
The annex was constructed in 2013 and can be accessed either from the main accommodation or
through an independent entrance from the courtyard. The annex has a welcoming hallway with a glazed door and picture window to the north. A ground floor WC has a washbasin and a window to the north. There is a boiler located here which services the annex.

A bright and south facing sitting room has an oak floor, windows to the south and west with double
French doors at the corner of the room leading out to the garden. It is open plan with the kitchen
which is fitted with units in a medium oak colour with worktops and a stainless steel sink with
mixer tap. The integrated appliances include a fridge, an electric oven, ceramic hob and hood and a microwave oven.

A ground floor bedroom (bedroom five) is a double room with a window to the west. The en suite
bathroom has WC, wash basin and storage units, heated towel radiator, a bath and a separate shower.

A gallery staircase leads to the upper floor where a glazed door with side screens opens to a room
which could be used for a variety of purposes such as an additional sixth bedroom, a public room or
a games room as it currently is. There are windows to the south, west and north.


Orwell Farmhouse lies between the villages of Milnathort and Wester Balgedie in one of the most attractive areas of Scotland, making it ideal for family living. It is minutes from the M90 motorway with easy access to Perth and Edinburgh.

The attractive town of Kinross has excellent shops and restaurants, not to mention a fine golf course and an excellent high school that also serves as a community sports and leisure facility. Kinross is on the doorstep of Loch Leven, Scotland’s largest lowland loch and the centrepiece of Loch Leven Nature Reserve, home to a huge variety of wildlife and plant species.

The area has strong historical connections. It was in Loch Leven Castle that Mary, Queen of Scots was incarcerated in 1567 before making her escape to England and ultimately executed on the orders of her cousin, Queen Elizabeth. The castle is only accessible by boat but ferries run regularly to the island on which it stands. Cyclists, horse-riders, anglers, walkers and even gliding enthusiasts are well catered for in this area, and golfers have more than 100 golf courses within striking distance, including Gleneagles and the world-famous Old Course in St Andrews.

The surrounding countryside provides ample opportunities for the outdoor enthusiast. Loch Leven is renowned for its excellent trout fishing and beautiful countryside provides excellent walking, cycling and riding opportunities. The Loch Leven Heritage Trail runs along the loch side and there is a pathway from Orwell Farmhouse connecting to the Trail.



From the centre of Milnathort village, take the B996 towards Cupar and St Andrews, bearing first right onto Burleigh Road (A911). Follow the road for about 1.8 miles and the entrance to Orwell Farmhouse is on the right.


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Important Notice

These sale particulars were prepared on the basis of information provided to us by our clients and/or our local knowledge. Whilst we make every reasonable effort to ensure that they are correct, no warranty or guarantee is given and prospective purchasers should not rely upon them as statements or representations of fact. Furthermore neither Bell Ingram LLP or its partners or employees assume any responsibility therefore. In particular:

  1. prospective purchasers should satisfy themselves as to the structural condition of any buildings or other erections and the state of repair of any services, appliances, equipment or facilities;
  2. any photographs included in these particulars are for general information only and any furniture or contents shown in these photographs are not included in the sale unless this is expressly stated in these particulars; and
  3. any descriptions, measurements or dimensions quoted are approximate only and references to conditions, planning permissions, services, usage, construction, fittings & fixtures and moveable items are for guidance only.