BALLOCHRUIN BALFRON STATION, STIRLING

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1 BALLOCHRU BALFRON STATION, STIRLG

2 BALLOCHRU, BALFRON STATION, STIRLG An attractive residential estate with diversified income stream located in a private rural position. Balfron 1.5 mile Glasgow 17.5 miles Stirling 20 miles Traditional 5 Bed farmhouse with private garden grounds Three semi detached cottages currently providing additional rental income Art Studio with full planning consent for conversion into 2 semi-detached houses Development plot with full planning consent for a 5 bedroom dwelling Development plot with full planning consent for a single storey 2 bed modern dwelling Useful range of modern farm buildings suitable for business or alternative uses subject to consents Productive block of pasture land lying to the south of the holding Peaceful and private location close to the Endrick Water An area of amenity woodland About Ha (30.91 Acres) in total For Sale as a Whole National Farm Sales Centre Suite C Stirling Agricultural Centre Stirling FK9 4RN stirling@galbraithgroup.com

3 GENERAL Ballochruin is an attractive residential estate situated in a unique development set round a courtyard comprising four individual residential properties and an art studio. The property is located in a private and peaceful rural position between the villages of Balfron, Drymen and Killearn. In recent years Ballochruin traded as a successful bed and breakfast with three holiday rental cottages, although at present all properties, with the exception of the farmhouse, are currently let on longer terms. The property enjoys a stunning setting with the land stretching to the Endrick Water and with views towards the Campsies. The popular village of Balfron is only 1.5 miles away and offers an excellent range of local amenities including primary and secondary schooling, whilst independent schools can be found in Dollar, Glasgow, Edinburgh and Perthshire. The historic City of Stirling (about 20 miles) offers the full range of amenities including shopping, leisure and business facilities with regular mainline rail connections to Glasgow and Edinburgh. Glasgow (Scotland s largest city) is only 17.5 miles away and Edinburgh (Scotland s capital) is about an hour and a half s drive away. Ballochruin is located in close proximity to an excellent transport infrastructure with the M9/M80 motorway system accessible within about a 15 minute drive. Glasgow and Edinburgh International Airports are only about 25 miles and 50 miles distant respectively and offer regular domestic and international flights. Sitting in the heart of the historic county of Stirlingshire, the local area offers an enormous range of cultural and leisure opportunities. There are some excellent golf courses in the area including a nearby course at Balfron as well as Buchanan Castle and Strathendrick Golf Clubs near Drymen, and the world famous courses at Loch Lomond and Gleneagles are easily accessible. There are private sports clubs at Drymen and Milngavie, whilst Balfron has the Community Sports Centre.

4 The scenic Loch Lomond and Trossachs National Park is only 15 minutes drive to the west and offers world famous scenery with a plethora of recreation and leisure opportunities, including a wide range of water sports. The surrounding hills, the Trossachs and Campsie Fells are extremely popular with hill walkers and climbers and the County also offers excellent opportunities for mountain biking, sailing, pony trekking, shooting and fishing. The sale of Ballochruin offers purchasers an extremely rare opportunity to acquire an attractive residential estate with the opportunity to expand on the existing income stream either through change of use to holiday lets or via the creation of a number of further residential properties by the completion of the residential plots. There is also the potential to convert the existing outbuildings for possible business or equestrian uses subject to obtaining the necessary planning consents. DESCRIPTION Ballochruin provides an attractive residential estate in a picturesque yet accessible location within Central Scotland. There is an extensive range of traditional buildings set around a courtyard comprising of four individual residential properties with the potential for a further two dwellings to be created. There is a useful range of modern farm buildings situated adjacent to the courtyard and farmhouse, and two development plots offer an opportunity for the erection of a two bedroom single storey dwelling house and a five bedroom one and a half storey property. The land at Ballochruin extends in total to approximately Ha (30.91 Acres) and lies to the south of the holding and is bound to the south by the Endrick Water and bound to the east by an area of amenity woodland. Presently this development has a current turnover in the region of 40,000 per annum, however the development provides the opportunity to a purchaser to comfortably improve on the rental income through reverting to holiday lets and bed and breakfast accommodation within the main farm house. BALLOCHRU FARMHOUSE Ballochruin Farmhouse comprises a large traditional farmhouse which is accessed via an entrance hall which leads from the courtyard providing direct access to an inner hall accessing the formal dining room and impressive large dining kitchen with an open plan large living space. To the right of the main entrance hall is a separate inner hall where there is access to a formal drawing room and a short flight of stairs leading to two bedrooms, both enjoying en-suite facilities. These bedrooms were originally set up to be used as bed and breakfast facilities. From the main large living area adjacent to the dining kitchen, stairs provide access to a large upper landing which could serve as a family room. From here there are three further bedrooms and family bathroom, the larger master bedroom enjoys en-suite facilities. On the lower level to the rear of this large living space there is also a short hallway providing access to a large utility room with boiler room, large study which could serve as an additional bedroom as well as additional cloakroom with a two piece suite. The accommodation is set out in more detail in the floor plans contained within these particulars. Garden The front garden is mainly to lawn and set behind mixed hedge, and sheltered by a number of mature trees. There is a stone slab patio provide alfresco dining and outside sitting space with southerly and panoramic views of the surrounding countryside and the Campsies beyond. The courtyard is accessed via a bell mouth type entry with a timber gate which leads to a gravel sweep driveway, and vehicle turning and hard standing apron. There is additional overflow vehicle parking on the hard gravel areas to the side of the farmhouse and cottages. BLANE AND MENTEITH Adjacent to the main farmhouse, of traditional stone construction under a slate roof, lie two terraced villas known as Blane and Menteith, which are both finished to a very high level. The accommodation comprises large open plan living space, open plan to a fully fitted kitchen, to the rear of the living space there is access to an inner hallway where there is a cloakroom providing a two piece suite and stairs leading to the upper landing. From the upper landing both these properties provide two double bedrooms both with en-suite facilities. The accommodation is set over two levels and is laid out in more detail within the floor plans contained in these particulars. The properties are served from the oil boiler located in the Farmhouse, with Blane currently let on a Short Assured Tenancy (SAT) at a passing rent of 850 per month inclusive of hot water and electricity, with Menteith let on a new Private Residential Tenancy (PRT) at a passing rent of 850 per month inclusive of hot water and electricity. THE BARN Situated directly opposite the farmhouse, at the entrance to the courtyard area, the Barn is of traditional stone construction under a slate roof. The property provides accommodation over two levels comprising a large reception hall providing access to spacious living space, bedroom with en-suite facilities, cloakroom and stairs to the upper landing. The large open plan living space comprises a dining kitchen with an extensive range of units and ample space for a large dining table and chairs. This area is open plan to the impressive large living space with feature vaulted ceiling and patio doors accessing the private garden area. On the upper landing there are two very spacious double bedrooms both with en-suite facilities. The accommodation is set over two levels and is laid out in more detail within the floor plans contained in these particulars. The Barn is let on a Private Residential Tenancy (PRT) at a passing rent of 900 per month. To the front of the property there is a private area of timber decking and patio which is enclosed by a timber fence with views to the west.

5 THE BYRE Also set within the courtyard area is a large byre of traditional stone construction under a slate roof. This is currently let out to a local business for use as an Art Studio. There is full planning consent to convert this large barn into two semi-detached 3-bedroom dwelling houses which was granted on 29 May Further details are available at Stirling Council Planning Portal Page and by quoting Planning Ref: 18/00231/FUL. DEVELOPMENT PLOT 1 REF 16/00673/FUL Full planning consent was granted on 16 January 2017 for the construction of a single storey 2-bedroom dwelling house which benefits from open and uninterrupted south easterly views over the surrounding farmland with the Campsies in the distance. Further details of the planning consent are available at Stirling Council Planning Portal Page and by quoting the above reference. DEVELOPMENT PLOT 2 REF 18/00020/FUL Full planning consent was granted on 5 March 2018 for the construction of a one and a half storey 5-bedroom dwelling house. This plot is situated adjacent to Ballochruin Road with open and uninterrupted views of views of the Campsies to the west. Further details are available at Stirling Council Planning Portal Page and by quoting the above reference. FARM BUILDGS The farm buildings are situated in a group adjacent to the courtyard and farmhouse, briefly they comprise: Workshop Shed (21.7m x 7.7m) Of steel portal frame construction under a corrugated roof and tin side cladding with a concrete floor. Modern Shed (18.23m x 16.19m) Of steel portal frame construction under a corrugated roof and corrugated side cladding with brick and block walls and a concrete floor with a Lean-to. Store Shed (22.45m x 9.15m) Of steel portal frame construction under a corrugated roof and corrugated side cladding with brick and block walls and a concrete floor. Dutch Barn (23.03m x 8.35m) Of steel portal frame construction under a tin roof with a concrete floor with a Lean-to extending to 23.03m x 6.58m. Adjoining Shed (7.76m x 5.15m) Of steel portal frame construction under a corrugated roof with a concrete floor. Portacabin There is a modern Portacabin located adjacent to the steading. FARMLAND The land at Ballochruin extends in total to approximately Ha (30.91 Acres) and lies to the south and east of the holding and is bound to the south by the Endrick Water. The land rises from 39m above sea level at its lowest point to the south of the holding adjacent to the Endrick Water to 43m above sea level at its highest point to the north of the steading. Access to the land is taken either via a track which leads through the farm buildings or directly off the minor public road which links Balfron to Drymen. The land is down to pasture although it has been cut for fodder in previous years. The land has been classified as mainly Grade 4.1 by the James Hutton Institute. METHOD OF SALE Ballochruin is available for sale as a whole. COUNCIL TAX AND RATEABLE VALUE Property Ballochruin Farmhouse Blane Menteith The Barn The Byre Council Tax Band / Rateable Value Council Tax - Band G Self Catering Accommodation Rateable Value 1800 Pa Self Catering Accommodation Rateable Value 1800 Pa Self Catering Accommodation Rateable Value 2700 Pa Store Rateable Value 1,050 Pa Please note the properties currently benefit from small business rates relief. SERVICES Ballochruin Farmhouse Blane Menteith The Barn The Byre Water Mains Mains Mains Mains Mains Electricity Mains Mains Mains Mains Mains Drainage Private Private Private Private Private Heating Oil Central Heating Oil Central Heating. Shared with Farmhouse Oil Central Heating. Shared with Farmhouse Oil Central Heating Electric Store Shed (16.87m x 7.76m) Of brick construction under a corrugated roof with a concrete floor and split into a workshop and store.

6 SOLICITORS Ledingham Chalmers LLP Suite A3 Stirling Agricultural Centre Stirling FK9 4RN T: W: DIRECTIONS Take the M80 onto the M9 and leave at junction 10, taking the second exit onto the A84 towards Stirling. Follow the signposts for the A811 (Erskine Bridge) and continue in a westerly direction passing the turnings to Gargunnock, Kippen and through the settlements of Arnprior and Buchlyvie. Continue along the A811 for approximately 3.8 miles, before turning left onto A81 (for Glasgow) and travel for 1 mile and then turn left onto Indians Road signed to Balfron and continue along this minor public for ½ a mile before taking the next minor public road on the right on the bend. Travel along this road for a further ½ a mile and Ballochruin is the next property on the left. POSTCODE G63 0LE ENTRY Entry to Ballochruin will be by mutual consent. LOCAL AUTHORITY Stirling Council Old Viewforth Pitt Terrace Stirling FK8 2ET T:

7 ENERGY PERFORMANCE CERTIFICATE Property Ballochruin Farmhouse Blane Menteith The Barn EPC Rating D67 D68 D68 D67 Further details are available from Selling Agent. TIMBER All fallen and standing timber is included in the sale insofar as it is owned. MERALS The mineral rights are included in the sale insofar as they are owned by the Seller. SPORTG RIGHTS Insofar as these rights form part of the property title they are included with the sale. DEPOSIT A deposit of 10% of the purchase price shall be paid within seven days of completion of Missives. Deposit will be non-refundable in the event of the purchaser failing to complete for reasons not attributable to the Seller or their Agents. IACS All of the land is IACS registered. The farm code is 823/0005 but there are no Basic Scheme Payment Entitlements available with the land at Ballochruin. VIEWG Viewings are strictly by prior appointment and only through the Selling Agents. HEALTH & SAFETY The property is an agricultural holding and appropriate caution should be exercised at all times during inspection, particularly in reference to the farm buildings. MORTGAGE FANCE Galbraith are approved Agents for the Agricultural Mortgage Corporation (AMC) and we can assist you in securing finance loans for a variety of farming purposes including the purchase of land and property, restructuring debt, and to provide working capital for diversification, improving or erecting farm buildings. For further details and to discuss any proposals in confidence please contact Robert Taylor on robert. taylor@galbraithgroup.com IMPORTANT NOTES 1. These particulars are intended to give a fair and overall description of the property. If any points are relevant to your interest, please ask for further information, prior to viewing. Prospective purchasers are advised to seek their own professional advice. 2. Areas, measurements and distances are given as a guide. Photographs depict only certain parts of the property. Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of services and appliances. 3. These particulars shall not be binding on our clients whether acted on or otherwise, unless the same is incorporated within a written document, signed by our clients or on their behalf, satisfying the requirements of Section 3 of The Requirements of Writing (Scotland) Act Closing Date A closing date may be fixed. Prospective purchasers who have notified their interest through lawyers to Galbraith, in writing, will be advised of a closing date, unless the property has been sold previously. The Seller will not be obliged to accept the highest, or indeed any offer and has the right to accept an offer at any time or withdraw the property from the market. The Seller will not be liable for any costs incurred by interested parties. 5. Offers Formal offers in the acceptable Scottish Legal Form confirming; if an offer is in relation to the whole, or a specific lot, or a combination of lots, and if an offer is subject to the sale of a property, together with proof of funding, should be submitted to: Galbraith, Suite C, Stirling Agricultural Centre, Stirling FK9 4RN. T: , F: , E: stirling@galbraithgroup.com 6. Third Party Rights and Servitudes The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof. 7. Photographs taken July Particulars prepared July 2018.

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9 21'1 x 19'2 (6.43m x 5.84m) GROSS TERNAL FLOOR AREA 2145 SQ FT / SQ M FARMHOUSE 11'5 x 8'9 (3.48m x 2.67m) GROSS TERNAL FLOOR AREA 1864 SQ FT / SQ M FARMHOUSE BOILER 7'6 x 7'6 (2.29m x 2.29m) UTILITY 7'6 x 7'5 (2.29m x 2.26m) STUDY 15'6 x 11'3 (4.72m x 3.43m) 21'8 x 19'2 (6.60m x 5.84m) BLANE GROSS TERNAL FLOOR AREA 411 SQ FT / 38.2 SQ / M DG ROOM 23'2 x 13'4 (7.06m x 4.06m) SITTG ROOM 26'6 x 16'5 (8.08m x 5.00m) DG ROOM 13'6 x 10'11 (4.11m x 3.33m) ENTRANCE HALL 13'9 x 11'9 (4.19m x 3.58m) DRAWG ROOM 23'2 x 13'9 (7.06m x 4.19m) 19'1 x 11'3 (5.82m x 3.43m) 19'2 x 10'3 (5.84m x 3.12m) 13'4 x 9'4 BLANE (4.06m x 2.84m) GROSS TERNAL FLOOR AREA 411 SQ FT / 38.2 SQ M 15'7 x 13'3 (4.75m x 4.04m) LIVG ROOM 23'2 x 16'5 11'5 x 8'10 (7.06m x 5.00m) (3.48m x 2.69m) 20'5 x 13'1 (6.22m x 3.99m) 16'1 x 13'6 (4.90m x 4.11m) LEN 21'1 x 19'2 (6.43m x 5.84m) MENTIETH GROSS TERNAL FLOOR AREA 417 SQ FT / 38.7 SQ M GROSS TERNAL FLOOR AREA 2145 SQ FT / SQ M THE BARN 12'2 x 9'11 (3.71m x 3.02m) 11'5 x 8'9 (3.48m x 2.67m) MENTIETH GROSS TERNAL FLOOR AREA 414 SQ FT / 38.5 SQ M GROSS TERNAL FLOOR AREA 1864 SQ FT / SQ M BLANE GROSS TERNAL FLOOR AREA 411 SQ FT / 38.2 SQ M ATTIC ROOM 16' x 12' (4.88m x 3.66m) 13'4 17'1 x 9'4 11'3 (4.06m (5.21m x x 2.84m) 3.43m) BLANE 17'1 x 11'10 (5.21m x 3.61m) GROSS TERNAL FLOOR AREA 411 SQ FT / 38.2 SQ M 21'8 x 19'2 (6.60m x 5.84m) GROSS TERNAL FLOOR AREA 192 SQ FT / 17.8 SQ M 11'5 x 8'10 (3.48m x 2.69m) UTILITY LEN THE BYRE MENTIETH GROSS TERNAL FLOOR AREA 417 SQ FT / 38.7 SQ M STUDIO 37' x 15'1 15'4 x 11'5 (11.28m x 4.60m) (4.67m x 3.48m) ATTIC ROOM 16' x 12' (4.88m x 3.66m) STORE 14'9 x 14'8 (4.50m x 4.47m) THE BARN GALLERY / STUDIO 21'11 x 16' (6.68m x 4.88m) 12'2 x 9'11 (3.71m x 3.02m) 21'1 x 17'1 (6.43m x 5.21m) 17'1 x 11'3 (5.21m x 3.43m) MENTIETH GROSS TERNAL 17'1 x 11' FLOOR AREA 414 SQ FT / 38.5 (5.21m SQ M x 3.35m) GROSS TERNAL FLOOR 17'1 AREA x 11' SQ FT / 58.2 SQ M (5.21m x 3.61m) BALLOCHRU NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY FARMHOUSE AREA 4009 SQ FT / SQ M BLANE AREA 822 SQ FT / 76.4 SQ M MENTIETH AREA 831 SQ FT / 77.2 SQ M THE BARN AREA 1880 SQ FT / SQ M THE BYRE AREA 1242 SQ FT / SQ M TOTAL COMBED FLOOR AREA 8784 SQ FT / SQ M (CLUDG AREAS OF RESTRICTED HEIGHT) All measurements and fixtures including doors and windows are approximate and should be independently verified. Copyright exposure GROSS TERNAL FLOOR AREA 1050 SQ FT / 97.5 SQ M GROSS TERNAL FLOOR AREA 192 SQ FT / 17.8 SQ M GROSS TERNAL FLOOR AREA 1254 SQ FT / SQ M LEN UTILITY THE BYRE STUDIO 37' x 15'1 (11.28m x 4.60m) 15'4 x 11'5 (4.67m x 3.48m) STORE 14'9 x 14'8 (4.50m x 4.47m) GALLERY / STUDIO 21'11 x 16' (6.68m x 4.88m) 21'1 x 17'1 (6.43m x 5.21m) 17'1 x 11' (5.21m x 3.35m) GROSS TERNAL FLOOR AREA 626 SQ FT / 58.2 SQ M BALLOCHRU NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY FARMHOUSE AREA 4009 SQ FT / SQ M BLANE AREA 822 SQ FT / 76.4 SQ M MENTIETH AREA 831 SQ FT / 77.2 SQ M THE BARN AREA 1880 SQ FT / SQ M THE BYRE AREA 1242 SQ FT / SQ M TOTAL COMBED FLOOR AREA 8784 SQ FT / SQ M (CLUDG AREAS OF RESTRICTED HEIGHT) All measurements and fixtures including doors and windows are approximate and should be independently verified. Copyright exposure GROSS TERNAL FLOOR AREA 1050 SQ FT / 97.5 SQ M GROSS TERNAL FLOOR AREA 1254 SQ FT / SQ M

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