Morefield Estate

Ullapool, An extensive sporting and amenity estate located on the north west coast of

Morefield Estate, , Wester Ross

Inverness 60 miles, Inverness Airport 68 miles, Edinburgh 210 miles

Features:

Attractive and comfortable 4-bedroom house

Significant sporting and amenity opportunities

About 4,648.91 acres (1,881.35 ha) in total

For sale as a whole

Situation Morefield estate is located The upper part of the estate approximately 2½ miles to the north provides far reaching views to the of the coastal village of Ullapool, west, to the magnificent Summer adjacent to the A835 public road. Isles and to iconic mountains such as Stac Pollaidh. Ullapool is an attractive west Coast village and is where the passenger The majority of estate is subject to ferry departs to Stornoway on crofting common grazing rights. the Outer Hebridean Island of The common grazings are the Lewis. The town has a good range Ardmair, Rhue, Strathain and of restaurants and hospitality Glutton grazings. This means establishments, plus retail and there are various parties who have primary and secondary schools. 3rd party grazing rights over the majority of the land (further details Inverness, the capital city of the on these parties and the common Highlands, lies approximately 60 grazings from the selling agent). miles to the south east of Morefield Estate. Inverness has a full range House of retail, educational, leisure and Located approximately ¾ miles commerce facilities together with up a private access road from a mainline railway station and an the A835, the house comprises airport with flights to a wide range a very comfortable residence to of UK destinations (including complement the landholding. London Heathrow) and a limited Of traditional stone and slate number of European destinations construction, the house has (including Amsterdam). been extended from the original cottage to provide the current The Property accommodation. Some of the Morefield Estate ground floor benefits from under The estate extends to approximately floor heating courtesy of a ground 4,648.91 acres (1,881.35 Ha) of floor heat pump. land plus an attractive house, all of which lies to the north and east The main accommodation is over 2 of the main public road between floors and comprises the following: Ullapool and the village of Ardmair. Ground Floor: Entrance vestibule, The land lies from nearly sea Family room, Kitchen, Dining level, close to Loch Kanaird to Room, Sitting Room, Conservatory, approximately 298m at the summit WC of Creag na-h-Iolaire. The estate includes a number of attractive hill First Floor: 4-Bedrooms, lochs with the largest being Loch 2-Bathrooms Dubh which is situated towards the north western boundary of the Second Floor: Tower Room subjects. These hill lochs provide a good amount of amenity and sporting interest.

Floorplans for The Lodge, Gardens and Grounds Renewable Energy Morefield Estate, Ullapool, Wester Ross The house is surrounded by superb The estate may have some wind and generous gardens with mature farm potential, the owners having trees, manicured lawns and an received some approaches by Approximate Gross Internal Area*: attractive stream. To the east of developers (further details from Main House: 3,243 sq ft / 301 sq m house is some attractive native selling agents). Garage & Store: 525 sq ft / 49 sq m woodland. All of the woodland Tool Shed: 193 sq ft / 18 sq m and garden creation was expertly There are some servitude hydro Total: 3,961 sq ft / 368 sq m created by the current owners rights over the hill lochs. Further with their passion for the rural and details from the selling agent. Illustration for identification purposes only. natural environment. Not to scale. A 15kw wind turbine is located just Sporting and Amenity to the south west of the house and *As defined by RICS – Code of Measuring Practice. Morefield Estate provides some provides energy to the house. good stalking for red deer, both stags and hinds. There are no formal There is a 5kw array of solar panels Strathain, Ullapool, records however a number of stags which provides energy to the house. Strathain, Ullapool,Main House Highland internal area 3,243 sq ft (301 sq m) and hinds are taken annually. Main House internalGarage area 3,243 & Store sq ftinternal (301 sq area m) 525 sq ft (49 sq m) A ground source heat pump Garage & Store internalTool area Shed 525 internal sq ft (49 area sq m) 193 sq ft (18 sq m) The wooded area to the east of the provides the energy for the partial Total internal area 3,961 sq ft (368 sq m) Tool Shed internal area 193 sq ft (18 sq m) N house provides a good habitat for under floor heating on the ground Total internal area 3,961 sq ft (368 sq m) N W E migratory woodcock which could floor of the house. provide some walked up shooting Sky Sky Sky W E N Sky Sky Sky S along with other moorland and Crofting Sky Sky Kitchen Sky 4.71 x 3.56 Garage Sky 15'5" x 11'8" S woodland fringe areas. There would The majority of the estate is Store Sky Sky Kitchen Sky 4.45 x 3.19 7.53 x 4.65 4.71 x 3.56 24'8" x 15'3" be scope to release small numbers regulated crofted common grazings, Tool Shed Garage14'7" x 10'6" Sky 15'5"Dining x 11'8" Room Store (Maximum) 4.45 5.57x 3.19 x 3.17 7.53 x 4.65(Maximum) 4.95 x 4.17 18'3" x 10'5" 24'8" x 15'3" of pheasants and or partridges aside from the house and garden Tool Shed 14'7" x 10'6" Dining Room 16'3" x 13'8" Library (Maximum) 5.57 x 3.17 (Maximum) 4.95 x 4.17 3.98 x 3.38 7.64 x 6.71 18'3" x 10'5" 16'3" x 13'8" LibraryDrawing Room 13'1" x 11'1" 25'1" x 22'0" in the woodland area to provide grounds. Further details from the F/P 3.98 6.16x 3.38 x 3.98 7.64 xF/P 6.71 (Maximum) Drawing Room 13'1"20'3" x 11'1" x 13'1" 25'1" x 22'0" a varied bag during walked up selling agent. F/P 6.16 x 3.98 F/P (Maximum) 20'3" x 13'1" Glass Roof shooting. Conservatory Commercial Lets Family Room Glass Roof 4.05 x 3.71 5.43 x 4.03 Conservatory 13'3" x 12'2" There are 8 named hill lochs There is a recycling centre close Family Room 17'10" x 13'3" 4.05 x 3.71 5.43 x 4.03 (Maximum) 13'3" x 12'2" comprising approximately 298 to the south west of the estate and 17'10" x 13'3" (Maximum) Ground Floor Sitting Room acres which have considerable accessed via the A835. There is no 4.90 x 3.47 Ground Floor Sitting Room 16'1" x 11'5" amenity and have excellent trout lease in place and the passing rent (Maximum) 4.90 Dressingx 3.47 Room 16'1" x 11'5"4.48 x 2.47 fishing opportunities. There is an is £1,850 to the landlord and £1,850 (Maximum) Dressing Room 14'8" x 8'1" 4.48 x 2.47 (Maximum) agreement with the local angling to the common graziers. 14'8" x 8'1" (Maximum) association in respect of fishing

Sky Bedroom 2 licenses. There are 2 telecommunication Sky 4.90 x 3.39 16'1" x 11'1" Sky Bedroom 2 masts, one close to the above Sky Bedroom 4 Bedroom 3 4.90 x 3.39 (Maximum) 3.98 x 3.52 3.98 x 3.52 16'1" x 11'1" Bedroom 4 13'1"Bedroom x 11'7" 3 13'1" x 11'7" (Maximum) recycling centre and the rent is 3.98 x 3.52 3.98 x 3.52 13'1" x 11'7" 13'1" x 11'7" Sky £4,000 per annum. The other mast is located to the north of the property Sky Sky and we understand the rent is First Floor Sky First Floor approximately £2,500 per annum. 2.70 x 2.63 FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE 8'10" x 8'8" (Maximum) Principal Bedroom The position & size of doors, windows, appliances and other features are approximate2.70 x 2.63 only. 4.90 x 3.24 FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE 8'10" x 8'8" 16'1" x 10'8" Further details from selling agents. Denotes restricted head height (Maximum) Principal Bedroom The position & size of doors, windows, appliances and other features are approximate only. 4.90 x 3.24 (Maximum) © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8470723/GBR Top16'1" Floor x 10'8" Denotes restricted head height (Maximum) © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8470723/GBR Top Floor

Morefield Estate

This plan is published for the convenience of the purchaser Total Area (1,881.35 ha / 4,648.91 ac) only. Its accuracy is not guaranteed and it is expressly excluded from any contract.

Based on Ordnance Survey Vectormap mapping with the permission of the Controller of HMSO © Crown Copyright Licence No ES 100018525 Not to Scale. Drawing No. V15340-01 | Date 09.07.21 General Information Rights of Way and Access Closing Date VAT Note Method of Sale Prospective purchasers should A closing date for offers may be Any guide price quoted or If you require this publication in an For sale as a whole. be aware that, as a result of fixed. The sellers reserve the right discussed is exclusive of VAT. In the alternative format, please contact the freedom of access to the to conclude a bargain for the sale of event that a sale of the property, or Strutt & Parker on 01463 719171. Designations/Listings countryside introduced by the any portions of the subjects of sale any part of it, or any right attached We note from Scottish Natural Land Reform (Scotland) Act 2003, ahead of a notified closing date and to it becomes a chargeable supply Special Conditions of Sale Heritage ‘Sitelink’ website that members of the public have the will not be obliged to accept the for the purposes of VAT, such tax 1. The land will be sold subject to there are no formal environmental right of responsible access to most highest or any offer for any part of will be payable in addition. all rights of way, rights of access, listings affecting the subjects. parts of the Scottish countryside. the subjects of sale. wayleaves, servitudes, water Health and Safety rights, drainage and sewage Local Authority Services Offers Interested parties when viewing rights, restrictions and burdens of Highland Council Mains electricity, water is via Offers should be submitted in should bear in mind the remote whatever kind at present existing Glenurquhart Road borehole, private drainage. Scottish legal form to the selling location of the property and also the and whether contained in the Inverness IV3 5NX agents. Strutt & Parker, 9-11 Bank terrain when viewing. Title Deeds or otherwise, and Tel: 01349 886606 EPC Lane, Inverness, IV1 1WA, euan. whether formally constituted or www.higland.gov.uk Band E maccrimmon@struttandparker. Plans, Areas and Schedules not affecting the subjects of sale. com. Prospective purchasers are These are based on the Ordnance SGRPID Timber advised to register their interest Survey and Title Deeds and are 2. The sellers shall be responsible Longman House All standing and fallen timber, in writing with the selling agents for reference only. The purchaser for any rates, taxes and other 28 Longman Road insofar owned, is included in the following inspection. shall be deemed to have satisfied burdens for the possession and Inverness IV1 1SF sale. We understand that there is an themselves as to the description for collection of income prior to Tel 01463 234141 area of crofter forestry towards the Financial Guarantee/ of the property and any error or the said date of entry. [email protected]. north end of the estate. Anti Money Laundering: mis-statement shall not annul gov.uk All offers (regardless of the country the sale nor entitle either party to Mineral Rights of residence of the offering party) compensation in respect thereof. Crofting Commission As far as they are owned, the must be accompanied by a Crofting Commission minerals are included in the sale. guarantee or appropriate form of Great Glen House reference from a bank which gives Leachkin Road Sporting Rights the sellers the satisfaction that the Inverness IV3 8NW The sporting rights are in hand. purchaser has access to the funds Tel: 01463 663439 required to complete the purchase Entry and Possession at the offered price. Scottish Forestry The date of entry will be by mutual Forestry Commission Scotland agreement between the purchaser In addition, the offerer must supply Highlands & Islands Conservancy and the sellers. certified copies of his/her passport Woodlands and confirmation of residence in Fodderty Way Viewing terms acceptable under anti money Dingwall IV15 9XB Strictly by appointment with the laundering (AML) legislation. Tel: 0300 067 6950 selling agents: [email protected] Strutt & Parker Solicitors 9-11 Bank Lane Macleod & MacCallum Nature Scot Inverness 28 Queensgate The Links Tel: 01463 719171 Inverness IV1 1DJ Golspie Business Park Contact: Evelyn Crate Golspie Sutherland KW10 6UB Strutt & Parker Inverness 9-11 Bank Lane, Inverness IV1 1WA

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Strutt & Parker Edinburgh 76 George Street, Edinburgh EH2 3BU

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IMPORTANT NOTICE Strutt & Parker 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 does not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. We are able to refer you to SPF Private Clients Limited (“SPF”) for mortgage broking services, and to Alexander James Interiors (“AJI”), an interior design service. Should you decide to use the services of SPF, we will receive a referral fee from them of 25% of the aggregate of the fee paid to them by you for the arrangement of a mortgage and any fee received by them from the product provider. Should you decide to use the services of AJI, we will receive a referral fee of 10% of the net income received by AJI for the services they provide to you. 6. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken May & June 2021. Particulars prepared July 2021. Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property Management UK Limited.