BUY Mony a mickle maks a muckle. Caberston Farm

Grassland – 183 acres of it, south-facing above the | Café – two miles from mountain-bike mecca of Glentress | 2 houses – a cottage and the Old Police House | Horse stabling for 12 | Woodland shelterbelts | Characterful stone steading buildings begging for conversion | Residential development land already allocated in the Local Plan | Offers over £600,000 as a whole

01620 824000 Much more than just a farm – a future. Caberston Farm has a whole lot going for it. A lovely location, overlooking the Tweed. 183 acres of prime grassland. A three bedroom house. A one bedroom bothy. A characterful category C listed stone steading begging for conversion. Stabling for twelve horses. And the icing on the cake: 15 acres of residential development land already allocated in the local plan. The sum of the parts is greater than the whole and it all adds up to a big opportunity and a bright future. Yet although Caberston works well for the farmer, it’s not just a farmers’ farm. Entrepreneurs and developers will spot the potential in the steading buildings, the land already zoned for residential development and the tie-up with Glentress down the road.

It may also suit an investor able to play the long game: benefit from tax allowances and rewards from appropriate development, even forestry, whilst encouraging others to work the farm. Land currently used for horse and sheep grazing For as long as anyone can remember, Caberston has been farmed by the current tenant and is associated with some of the and you could be miles away. Commission woodland occupies land to House Field, which takes water from the country’s best black-faced sheep. Vacant the north and east, accessed in part via the mains supply. possession of all the farm will be available Walkerburn Primary School is just up the farm track which runs parallel with the burn. at the end of November, though all the road and a regular bus service covers the Commission woodland occupies land History current tenants would happily remain if the link to High School. , with to the north and east, accessed in part “A strong, united village looking forward opportunity exists. a population of nearly 15,000 is the largest via the farm track which runs parallel with with confidence” – so concludes the of the Border towns, with all the ameneties the burn. excellent and informative history section of Location you would expect. the Walkerburn.com website entry. Caberston is an easy train ride from Clearly a stock farm: most of it is either Edinburgh to Tweedbank 10 miles away, or Description temporary or permanent pasture with the The last two centuries have seen the rise an hour in the car. Peebles and Galashiels The farm converges onto the stone steading remainder as hill ground or forestry. The and fall of the mills, the railway, a hydro- are roughly equidistant and supplement area and the Walker Burn from which the Mid and House Fields are the best on the electric scheme and other industries. By what the village or cannot offer. village takes its name. The land rises from farm and have in the past been sown to the turn of the 19th Century, the population You wouldn’t notice the pedal to Glentress the village, 500’ above sea level, up both spring barley for feed. The stone dykes are a had risen to 1,500, largely on the back of and you’re only a fly-cast from the Tweed. sides of the Walker Burn glen to the north worthy feature and fencing is in good order, the successful wool trade and the work of The farm is on the edge of Walkerburn (850’ at the top) and westwards along the as are the gates. The two burns provide the Henry Ballantyne; it was he who spied the village but walk up the hill for a minute north bank of the Tweed Valley. Forestry source of water for the fields other than the possibility to create a mill lade off the Tweed using the natural bend in the river The Bothy work walling and Yorkshire boarding above. where the Walker Burn joined. The history The date on the top shed is 1984; it is likely is there to be seen with two ancient settle- APPROX GROSS INTERNAL FLOOR that all were built at this time. AREA: 151 sq ments the ‘Kirna’ and ‘Terraces’ remaining Top shed: 13.6m x 11.58m (45’ x 38’) internal on the hillside. measurement; 3.9m to eves Middle shed: 3.55 x 11.55m (49’ x 38’), 3.55m to eves Stocking and Stabling Lean-to shed: 16m x 8m (52’ x 26’) Bottom sheds: 18m x 16m (59’x 52’). 4.1m to the eaves. There are currently 245 cross ewes on the farm and 12 horses. In the past, the farm has carried 30 cattle. There are five permanent, cyclists or Go-Ape adventurers drop in for classic stables in the courtyard area and cake and coffee on the way home and the A delightful one-bedroomed property a further seven in the general purpose shed café is well reviewed on TripAdvisor. The located in the steading courtyard, this cosy to the rear. tenant (who began the business) has been cottage offers character without hassle,

served a notice to quit, however has indicated convenience without nuisance and scones Forestry a preference to remain and to enter a fresh on demand from the café through the wall. The two shelter belts were planted in the agreement for the café. The original rent early 1980s. The opportunity for further £5,000 per annum has not been reviewed. Residential Development planting is evident by the quantity of The Local Development Plan prepared by Forestry Commission planting on two The Old Police House Council identifies 4.9ha sides of the farm. Discussion with the FC (12 acres) on the farm for 130 new houses has revealed that planting for productive and an additional hectare (2.4 acres) area woodlands should be considered a strong by the main road (see plan below). contender for part of the farm. The land is It also anticipates redevelopment of the in an area targeted for this and therefore old steading courtyard. The main site would eligible for an increase in grant assistance, form a new northern fringe to the village, As a name, this certainly beats the usual however specifically for Caberston, overlooking the Tweed Valley. Access is reference to farmhouse. Located next to the APPROX GROSS INTERNAL FLOOR AREA: 39 sq m assuming planting with productive conifers, planned to lead from the main road and village and surrounded by enclosed garden Sporting the grant would be £3,330/ha plus gates, behind the existing farm sheds using a ground, it is also well positioned for the farm There are two pheasant drives over the fences, tree shelters as extra capital items. new road which would cross the Walker and overlooks the steading. A two storey valley and a well-sited flight pond half way Further information on Forestry Commission Burn. Further details are available from the house suitable for practical living; insulated up the Walker Burn. All the sporting rights planting can be found here: http://bit.ly/1DPCPt8 Scottish Borders Council website with double glazing on the ground floor and go with the farm. For the enthusiast this www.scotborders.gov.uk/info/20051/plans_and_ is offers a great opportunity to create a Caberston Café with mains supplies for gas, electricity and guidance/121/local_development_plan) drainage. Water is sub-metered from the Telephone: 01835 825060. worthwhile small shoot, another potential main. Council Tax is band D. opportunity for development. Ground floor: Hall, Sitting room, Kitchen, Back-porch & It is likely that any housing development WC. First floor: Three double bedrooms & bathroom. will be a medium term project and not Services immediate which is why the land is being Water: Mains water to the edge of the farm offered with the farm as a whole and left by the main road with sub-meter serving to the new owners of the farm to pursue. house and steading. Scottish Water have intimated a meter upgrade. Electricity: Single phase supply into the The café is open year-round and has The Rear Steading steading from roadside supply. sustained growth since it opened in 2010. There are three useful, steel-framed, general- Mains drainage. There are 40 covers in two sections of purpose sheds and a lean-to shed behind the building and ample car parking on the the stone-built original courtyard. They are roadside. With Glentress down the road, all of similar construction with 2m block-.

APPROX GROSS INTERNAL FLOOR AREA: 92 sq m IACS Entitlements with the farm include 40.18 of Region 1 at a rate of 138.41 and 21.11 of Region 2 at a rate of 62.51. The entitlements are not included in the farm sale as they are currently owned by the tenant farmer. They will be available for negotiation to any prospective purchaser, however will be subject to a 50% siphon.

Region No of entitlements Unit value (Euros) Unit value (Euros)

Region 1 40.18 138.41 5561.31

Region 2 21.11 62.51 1319.59

Opportunities Looking to the future, the mountain biking phenomenon at Glentress cannot be ignored, with 300,000 visitors in 2013 alone and voted best UK cycling destination a year later. Go-Ape has joined the party and the potential for Caberston, just two miles away, is surely worth taking note of. It would be worth exploring the possibilities of a link with the established Forestry Commission woodland above the farm to which there is already a cycle path.

Caberston is in the heart of the BordersCabersto n Farm Site Plan for livestock farming and consequently Field No: Field name Ha Acres Grade (Acres) well placed for the marts at , TGRS PP Hill Woodland Other Longtown and Lockerbie. Despite the clannish reputation of the Borders, co- 1 Kirna Enclosure 19.981 49.37 49.37 operation is healthy: the Borders Machinery 2 Kirna Field 5.055 12.49 12.49

Ring was one of the first to be established 3 Slag 7.665 18.94 18.94 and the Farmstock Coop 4 Terraces 4.851 11.99 11.99 (http://bit.ly/2suXo3X) also broke new ground on behalf of livestock farmers. 5 Blaweary 1.217 27.72 27.72 There is help too from the Council-led 6 House Field 5.378 13.29 7.81 5.48 Scottish Borders Food & Drink Network 7 Mid Field 5.057 12.50 12.50 (http://bit.ly/2srFazl). 8 Whin Bank 13.87 34.27 34.27 0.61

Rights of way 9 Steading 1.058 2.61 2.00 Public right of way along east side of the 10 Hen House Wood 1.30 3.21 3.21 farm, from the road to the FC land. 11 Blaeweary Wood 1.30 3.21 3.21

TOTAL 76.73 189.60 54.58 77.23 49.37 6.42 2.00

(c) Open Street Map Collabotators, Scale: 1:5000 Edinburgh: 30 miles Peebles: 8.7 miles

Services Postscript Water: Mains water to the edge of the farm by As if this was not enough – you have your own the main road with sub-meter serving house and pissour! This is perhaps not the farm’s USP – but steading. Scottish Water have intimated a meter when it comes to marketing – when it is Category upgrade. A listing from 1850 – it deserves a mention. It is for men only so Victoria did not pay a visit. It is located Right of Way next to the steading and the Walker Burn! Galashiels: 10 miles Edinburgh: 30 miles Tweedbank Railway Station Public right of way along east side of the farm, Innerleithen: 2 miles Peebles: 8.7 miles 13.8 miles from the road to the FC land.

Deposit A 10% deposit of the purchase price will be Deposit ImportantImportant noticenotice payableA 10% on deposit conclusion of the of purchase missives. price This will will be payablebe on ThoseThose wishing wishing to beto keptbe kept informed informed of a of closing a closing date date should should advise advise the the non-refundable in the event of the transaction sellingselling agents. agents. The The statements, statements, measurements measurements and and diagrams diagrams contained contained conclusion of missives. This will be non-refundable in in these particulars are offered for guidance only and prospective failingthe to event reach of thecompletion transaction for failing reasons to reach not completion for in these particulars are offered for guidance only and prospective purchaserspurchasers are are advised advised to satisfyto satisfy themselves themselves by inspectionby inspection or otherwiseor otherwise reasons not attributable to the sellers or their agents. as to their correctness. The agent has not tested any apparatus, attributable to the sellers or their agents. as to their correctness. The agent has not tested any apparatus, equipment,equipment, fixtures fixtures and and fittings fittings or or services services and and so so cannot cannot verify verify that that Viewing theythey are are in working in working condition condition or fitor fitfor for purpose. purpose. A Aprospective prospective purchaser purchaser is advised to obtain verification from the solicitor or surveyor. ViewingViewing is strictly by prior appointment through the is advised to obtain verification from the solicitor or surveyor. Viewingselling is agents. strictly by prior appointment through the selling agents.

48 High Street, Haddington, EH41 3EF 01620 [email protected] High Street, Haddington, East Lothian EH41 3EF 01620824000 [email protected] The Compleat Property Company 824000