Inverbrora Farm

Brora, An attractive coastal livestock and arable farm with considerable residential and amenity appeal

Inverbrora Farm, Brora, Sutherland KW9 6NJ

Brora 1 mile, Dingwall 47 miles, 56 miles, Inverness airport 63 miles

Features:

Inverbrora Farmhouse A handsome and substantial Grade B listed stone-built house dating from 1821 with 5 bedrooms and 2 reception rooms

Inverbrora Cottage A 3-bedroom cottage which has been recently upgraded and in excellent condition

Farm Buildings A good range of mainly modern farm buildings

175.84 acres grass leys / ploughable land, 60.56 acres permanent pasture and coastal grazings

Approximately 0.9 miles of sea frontage

About 240.72 acres (97.42 ha) in total

For sale as a whole

Situation Inverbrora Farm is situated Tourism, sheep farming and immediately to the south of the crofting are the mainstays of the village of Brora, occupying a local economy. North Coast 500, prominent position enjoying a ’s answer to Route 66, stunning coastal location. is a circular touring route that encompasses everything the area Brora is a picturesque coastal village has to offer venturing up the west in the east of Sutherland and makes coast from Inverness and back via the ideal base for exploring the the rugged north coast. Highlands. The area has a wealth of wildlife and natural beauty together Inverbrora Farm is well placed for with hill walking, mountain biking many recreational pursuits. Grouse and fishing on River Brora, Loch shooting, red deer stalking and Brora and the River driven pheasant shooting can for the outdoor enthusiast. There all be taken on nearby estates. are fantastic beaches, Dunrobin There is salmon fishing available on Castle, harbour and a range of the River Brora and Helmsdale as shops and amenities all available well as some excellent sea angling. locally. Brora Golf Course is only a short distance away. Founded in Historical Note 1891, it was redesigned by James Inverbrora Farm was one of Braid, the renowned golf course 33 enclosed or improved farms architect. There is also the famous planned and built by the championship course at Royal Sutherland Estates between . The A9 provides excellent Dornoch and Helmsdale in the transport links to Inverness and early nineteenth century. Inverness Airport with regular domestic and European flights. Description Extending to about 240.72 acres in Sutherland is a land of spectacular total, Inverbrora Farm is a highly mountains and beaches of silver attractive stock rearing and arable sand, soaring cliffs and deep caves, farm with a coastal setting. The core rich with flora and fauna, wildlife of the farm features a handsome and birdlife. It is one of the last and substantial principal house, a truly natural and unspoilt places recently renovated farm cottage left in Britain. and a good range of farm buildings. A particular feature of the farm is the 0.90 miles of sea frontage which adds considerable amenity to the property. Inverbrora Farmhouse Inverbrora Farmhouse, dating from 1821, is a handsome traditional stone built house set under a slate covered roof. The house was designed by George Alexander and is constructed of local Clynelish granite with a symmetrical frontage, and has a corniced recessed doorway flanked by wide gables. The date stone is adorned with the joint Stafford/Sutherland Coat of Arms. The house is Grade ‘B’ listed by Historic Scotland.

The accommodation is extremely well proportioned and presented and is set out over two floors. The house is currently being utilised by the current proprietors for seasonal B&B and has a 4 star rating by Visit Scotland.

The accommodation can be summarised as follows:

Ground Floor: Hall, pantry, utility room, shower room, dining kitchen, dining room, sitting room, bedroom 5, with adjoining bathroom and cloakroom.

First Floor: 3 Bedrooms (1 en-suite), master bedroom with dressing room and bathroom. Floorplans for Inverbrora Farmhouse, Brora, Sutherland KW9 6NJ

Approximate Gross Internal Area*: 2,433 sq ft / 226 sq m Inverbrora Farm, Brora KW9 6NJ Illustration for identification purposes only. Not to scale. N Pantry *As defined by RICS – Code of Measuring Practice.  11'3 x 6'5 3.42 x 1.90m

  Shower Room S S  S 7'8 x 3'9 Study/ 2.33 x 1.14m Office 9'3 x 5'7 Master Bedroom 2.81 x 22'8 x 13'0 1.70m 6.90 x 3.96m Utility Room 13'1 x 8'8 3.98 x 2.64m Bedroom 5 15'7 x 10'0 4.75 x 3.04m S Dressing Room 12'2 x 9'9 3.70 x 2.97m Shower Room S S 12'1 x 5'3 Dining Kitchen Vx Bedroom 4 3.68 x 1.60m 16'4 x 15'5 15'7 x 15'4 4.97 x 4.69m 4.75 x 4.67m

Bathroom 8'4 x 7'6 Linen En- DN 2.54 x 2.28m Cupboard Suite

Sitting Room 15'6 x 13'6 Dining Room Bedroom 3 S Bedroom 2 4.72 x 4.11m 15'2 x 11'7 4.62 x 3.53m 13'0 x 11'0 11'3 x 10'5 3.96 x 3.35m S 3.42 x 3.17m S

GroundGROUND Floor FLOOR FirstFIRST Floor FLOOR

SKETCH PLAN FOR ILLUSTRATIVE PURPOSES ONLY All measurements walls, doors, windows, fittings and appliances, their sizes and locations, are approximate only. They cannot be regarded as being a representation by the seller, nor their agent. Produced by Potterplans Ltd. 2017 Inverbrora Cottage Situated a short distance to the north of the farmhouse is Inverbrora Farm Cottage. This cottage is constructed of stone set under a pitched slate covered roof and the accommodation is set out over 2 levels. The cottage has recently benefitted from a recent programme of upgrading and re-decoration and provides comfortable accommodation which has excellent potential to be run for holiday lets.

The accommodation is as follows:

Ground Floor: Kitchen, bedroom, lounge, bathroom

First Floor: 2 Bedrooms, shower room Farm Buildings Located a short distance to the north of the farmhouse is a good range of farm buildings to complement the farming operations. The buildings can be described below as follows:

Cattle Court 28m x 42m with central feed passage. Constructed of concrete block walls with corrugated asbestos upper side cladding. Steel portal frame.

Covered silage pit. Capacity 600 tonne. Steel frame with corrugated metal cladding, corrugated asbestos roof, concrete supports. Concrete apron.

Lean-to shed 24m x 9m. Concrete floor, steel frame, corrugated asbestos roof. Concrete block and part corrugated asbestos upper cladding.

Sheep shed 30m x 20m. Constructed of steel portal frame, metal box profile sheet roof. Timber space board cladding to upper walls.

In addition there is a small stone bothy located just to the rear of the farmhouse which may have some development potential, subject to gaining the appropriate consents.

The buildings are served by a 3-phase mains electricity supply. The water supply comprises metered mains water. Land Farming System The land lies between sea level and The farm is at present all in grass 15 metres above sea level, has level which is in good heart with re- to lightly undulating topography seeding carried out when necessary. and is graded as mainly 32 by the The present owner has not purchased Macaulay Institute for Soil Research fertiliser for 15 years as there is a (now the James Hutton Institute). regular supply of potash which is applied to the land at no cost. At Approximately 20.82 Ha (51.44 acres) present there are 500 North Country is located to the south of the A9 ewes (hill type) NCH101 and a trunk road. The Inverness to pedigree herd of 50 Luing Cattle. railway line bisects this land also and there are currently 2 formal crossing The lambs sell very well as stores points. It is anticipated that one of at Lairg and Dingwall and the cattle these will be closed by Network Rail at Castle Douglas and Dingwall prior to the completion of any sale. where there is a good demand for breeding heifers. The land can be summarised as follows:

Land Type Ha Acres Ploughable Land / Grass Leys 71.16 175.84 Permanent Pasture 24.51 60.56 Gardens, Roads, Buildings 1.75 4.32 and Miscellaneous Land Total 97.42 240.72

General Remarks and Additional Information

Travel Directions (postcode: KW9 6NJ) From the South: From the City of Inverness take the A9 north over the Kessock Bridge which runs along the east coast passing through and Helmsdale. The Farm is accessed on the left hand side approximately 1 mile to the south of Brora.

Solicitors Murchison Law 5 Ardross Terrace Inverness IV3 5NQ Tel: 01463 709992 Local Authority Rights of Way and Access Ingoing Valuation The Council The sale is subject to all rights of In addition to the purchase price, deemed to have satisfied himself as being of the essence of the contract, Glenurquhart Road support, public and private rights the purchaser(s) will be required to the description of the property the seller shall be entitled to resile Inverness of way, water, light, drainage and on the date of entry to pay an and any error or mis-statement from the contract. The seller, in that IV3 5NX wayleaves, all or any other like additional and separate sum for: shall not annul the sale nor entitle event reserves the right to resell or Tel: 01349 886 606 rights, whether mentioned in these either party to compensation in deal otherwise with the subjects of Website: www.highland.gov.uk particulars or not. The purchaser 1. All silage, hay, barley, straw, respect thereof. sale as he thinks fit. Furthermore, will be held to have satisfied fodder and farmyard manure and he shall be entitled to retain in his AFRC:RPID themselves as to the nature of all other produce at market value. Closing Date hands the initial payment of ten per The Links such servitude rights and others. 2. All oils, fuel, fertilisers, sprays, A closing date for offers may be cent herein before referred to which Business Park chemicals, seeds and sundries fixed and prospective purchasers shall be set off to account for any Golspie There is a right of access along at cost. are urged to note their interest loss and expense occasioned to him Thurso Inverbrora Farm drive, past the formally to the selling agents. by the purchaser’s failure and in KW10 6UB buildings and cottage to the The livestock, machinery and The seller reserves the right to the event of the loss and expenses Tel: 0300 067 6841 River Brora in respect of Sutherland equipment may be available for sale conclude a bargain for the sale of being less than the amount of the Email: [email protected] Estates who own the salmon in addition at a separate price. any portions of the subjects of sale said deposit the seller shall account fishing on the River Brora. An inventory is available on request ahead of a notified closing date and to the purchaser for any balance Entry This is fished occasionally from the selling agents. will not be obliged to accept the thereof remaining in his hand. Entry is available by arrangement during the salmon season. highest or any offer for any part of with the seller. Basic Payment Scheme the subjects of sale. The farm will be sold subject to Timber and Minerals The vendor has submitted an all rights of way, rights of access, Listings and Environmental All standing and fallen timber and application pre-15 May 2017 to Special Conditions of Sale wayleaves, servitudes, water Designations the mineral rights are included in claim a Basic Payment. The Basic The purchaser of the farm shall rights, drainage and sewage Inverbrora Farmhouse is listed the sale insofar as they are owned. Payment Entitlements in respect of within five working days of rights, restrictions and burdens of ‘B’ grade by Historic Scotland. Inverbrora are included in the sale. conclusion of missives make whatever kind at present existing Moveables payment to account of the price as and whether contained in the Title An area towards the north east of The fitted carpets in Inverbrora Further information in relation to a guarantee for due performance of Deeds or otherwise, and whether the farm and most of the foreshore Farmhouse are included in the sale. the Basic Payment can be obtained a sum equal to ten per cent of the formally constituted or not affecting is designated as an SSSI (Site of Selected items of furniture and from the selling agents. purchase price. Timeous payment the subjects of sale. Special Scientific Interest). household contents may be available of said sum shall be a material This SSSI is designated for its by separate negotiation and at a Farm Code condition of the contract. In the The Seller shall be responsible nationally important exposures separate and additional price. Inverbrora is registered by the event that such payment is not for any rates, taxes and other of Jurassic rocks and fossil Scottish Government Rural made timeously, the seller reserves burdens for the possession and for plant remains. Payments and Inspections the right to resile without further collection of income prior to the Inspectorate (SGRPID) under the notice. The balance of the purchase said date of entry. Services code 836/0164. price will be paid by Electronic Funds Transfer at the date of entry Property Services Council Tax Band EPC Rating Viewing and interest at five per cent above Strictly by appointment with the the Bank of Scotland base rate Mains water selling agents Strutt & Parker current from time to time will be Inverbrora Private drainage E E (tel: 01463 719171). charged thereon from the term of Farmhouse Mains electricity entry until payment. Consignation Oil-fired central heating Plans, Areas and Schedules shall not avoid payment of the These are based on the Ordnance foregoing rate of interest. In the Mains water Survey and Title Deeds and are event of the purchaser failing to Private drainage Inverbrora for reference only. They have been make payment of the balance of Mains electricity B D Cottage carefully checked and computed by the said price at the date of entry, Full central heating the selling agents and the vendor’s payment of the balance of the from log burning stove solicitor and the purchaser shall be purchase price on the due date Strutt & Parker Inverness The Courier Building, 9-11 Bank Lane, Inverness IV1 1WA

+44 (0)1463 719 171 [email protected] struttandparker.com

60 offices across England and Scotland, including Prime Central London

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IMPORTANT NOTICE Strutt & Parker LLP gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker LLP does not have any authority to give any representations or Reproduced from the Ordnance Survey Mapping warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract with the permission of the Controller of Her on behalf of the Vendor. 4. Strutt & Parker LLP does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Majesty’s Stationery Office. Crown Copyright Strutt & Parker will try to have the information checked for you. (ES763454). NOT TO SCALE Photographs taken October 2016. Particulars prepared May 2017.