Ballachar Estate, Dores, Inverness-shire

Ballachar Estate, Dores, Inverness-shire

Ballachar Estate Dores, Inverness-shire Inverness 14 miles, Inverness Airport 22 miles, Aberdeen 115 miles, Edinburgh 160 miles An amenity estate in a stunning and private location on the banks of Loch Ruthven within easy reach of Inverness Ballachar Steading a former U-shaped farmstead which has been converted to create a lovely family home, incorporating 2 reception rooms, kitchen, and 4 bedrooms. The Spring Cottage a two bedroom traditional cottage recently renovated and split over one and a half storeys, including an open plan living space. Land 34 acres permanent pasture, 81 acres rough grazing and 86 acres hill. Forestry and Woodland 81 acres of woodland consisting of ancient woodland and new plantations; potential for afforestation on the hill. Sport and Amenity Frontage to Loch Ruthven; renowned brown trout fishing; haven for wildlife; opportunities for rough shooting. For sale as a whole. About 287 acres (117 ha). Situation Ballachar Estate benefits from a truly beautiful setting on the north bank of Loch Ruthven, to the south east of Loch Ness and the Great Glen. The waterside setting is complemented by the dramatic rugged surrounding landscape. The highest point on the estate is the summit of Creag Dhearg at 407 metres above sea level with spectacular views to the Moray Firth, Black Isle and North Sea. While nestled at the end of a private access drive, the estate is within deceptively easy reach of Inverness, the capital of The Highlands. The city provides plentiful retail and commercial facilities, and boasts a good selection of bars and restaurants. The nearby settlements of Aldourie and Farr provide primary schooling, with secondary education available in Inverness. Gordonstoun School is the closest private school, situated 48 miles east, near Elgin. There are also a number of campuses linked to the University of the Highlands and Islands as well as the Scottish Agricultural College south of Inverness. The closest airport with scheduled domestic and international flights is Inverness Airport, which is 40 minutes by car. The closest railway station is in Inverness and provides links both to the north and south, including a sleeper service to London. Inverness-shire is rural and largely unspoilt with areas of productive farmland and spectacular scenery. There are opportunities for a wide range of outdoor pursuits nearby and many lovely walks in the surrounding countryside. There are good local golf courses at Inverness, and the north east coastline is famous for having some of the finest golf courses in the UK including; Nairn, Castle Stewart, Royal Dornoch. Loch Ness and the North Coast 500 route prove popular with tourists who are largely attracted to the area due to its stereotypical Scottish charm.

Description Ballachar is an outstanding residential and amenity estate located 6 miles from the village of Dores and 14 miles from Inverness. The estate consists of two residential properties, productive pasture, commercial and amenity woodland, high quality brown trout fishing and potential for mixed sporting opportunities. The estate, and in particular the main house, benefits from a southerly aspect with dramatic views of the Loch and Glen. Ballachar Steading At the core of the estate, in an elevated position overlooking Loch Ruthven is the charming Ballachar Steading; a former u-shaped steading of traditional stone construction, painted white, under a slate roof. The steading, which faces south, was converted into a family home around 1970 and has been well maintained by the present owners. It is well suited to family living, and has a distinct atmosphere of affection, comfort and practicality. The spacious accommodation comprises two reception rooms, boot room, kitchen, four bedrooms, a family bathroom, shower room, rod room and drying room. Gardens, Grounds and Policies The grounds around the house are largely laid to lawn with a gravelled drive and parking areas. The main garden is concealed within the natural courtyard and features shrubs, plants and a boundary hedge; maintained to a low height so not to disrupt the views. There are further lawns to the east and west of the house, which are encompassed by farmland and mature trees, with a well maintained path leading to the Loch front and boat. The Spring Cottage Adjacent to the main house is a detached traditional stone cottage, which was renovated in 2016 and decorated to provide a modern home. During the renovation, the space was skilfully maximised, and interiors were finished to a high standard. Until recently, the vendor s family occupied the cottage. The accommodation is set out over two floors and on the ground floor includes an open plan living space incorporating a kitchen, dining, and lounge area, a utility, and shower room. Upstairs there are two bedrooms and a bathroom. Externally a paved patio provides an outdoor eating area with a spectacular outlook. The layout and dimensions of the accommodation are shown on the floor plan within this brochure. Outbuildings Adjoining the house is a cart shed, used as a log store. A generator room accessed externally provides additional storage.

Ballachar Estate, 1V2 6UA Floorplans Ballachar Steading internal area 2,739 sq ft (254.45 sq m) (including generator Approx. room, Gross Internal cart Area shed, drying room & rod room) For identification 2739 purposes Sq Ft - 254.45 only. Sq M (Including Generator,Cart Shed,Drying & Rod ) For identification only. Not to scale. Square Foot Media 2018 Drying Bedroom 4 14'1'' x 10'3'' 4.28 x 3.12m Shower Rod 13'5'' x 11'1'' 4.09 x 3.37m Cart Shed 15'9'' x 15'5'' 4.79 x 4.69m Generator 15'5'' x 11'11'' 4.70 x 3.63m Bedroom 3 13'3'' x 9'8'' 4.05 x 2.95m Ballachar Steading Ground Floor Bedroom 2 13'3'' x 10' 4.03 x 3.04m N Hall Bathroom Bedroom 1 16' x 10' 4.87 x 3.05m Kitchen 16'1'' x 10'4'' 4.89 x 3.15m Dining 16'2'' x 14'4'' 4.93 x 4.36m Hall Lounge 23'7'' x 14'3'' 7.20 x 4.35m Boot 14'6'' x 9'3'' 4.42 x 2.83m Ground Floor

Floorplans The Spring Cottage internal area 1,027 sq ft (95.41 sq m) For identification purposes only. The Spring, IV2 6UA Approx. Gross Internal Area 1027 Sq Ft - 95.41 Sq M For identification only. Not to scale. The Square Spring Foot Media Cottage 2018 N Bathroom Bedroom 1 13'4'' x 12'6'' 4.06 x 3.80m Hall Bedroom 2/ Nursery 12'6'' x 10'7'' 3.80 x 3.22m Void First Floor Floor Utility Shower Lounge 19'10'' x 13'7'' 6.04 x 4.14m Kitchen/ Dining 15'9'' x 13'7'' 4.80 x 4.14m Ground Floor Floor

Land Ballachar Estate extends to approximately 287 acres in total, which is bisected by a minor public road. The land rises from 220 metres in the valley of the Loch, to a high point of 407 metres above sea level at its northern corner. The ground is capable of producing a narrow range of crops, primarily grassland, improved grassland and rough grazings. It is categorised as Less Favoured Area (LFA) and therefore would qualify for the Less Favoured Area Support Scheme (LFASS) The land can be analysed as follows: Land Type Pasture 34 Rough Grazings 81 Woods 81 Hill 86 Miscellaneous 5 Acres Total 287 In recent years, the pasture has been let to a neighbouring farmer for grazing of sheep under an annual grazings agreement. The combined annual rent has been 1,800. The vendors do not own any Entitlements to the Basic Payment Scheme. Forestry and Woodland Approximately 81 acres, equating to over a quarter of the estate, is covered by woodland, which are mainly ancient woods, blocks of mature conifers and some recent plantations. There may be potential for afforestation on the hill to the north of the estate, subject to discussions with the Forestry Commission. Sportings Fishing: A notable asset of Ballachar Estate is the 1.35km/0.84 miles of frontage to Loch Ruthven, along with the ownership of riparian fishing rights. Loch Ruthven has some of the finest quality brown trout fishing in Scotland, consistently providing anglers with enjoyable sport using traditional wet and dry fly patterns. The vendors have chosen not to let days and instead enjoy fishing privately with friends and family. For almost a century, the fishing on Loch Ruthven has been governed by agreement through the Loch Ruthven Angling Association. The purchaser of Ballachar will be given the opportunity to be involved in the Association. By agreement there are no motor boats on the loch and no bank fishing is permitted. Members of the public can purchase permits for fly-fishing on Loch Ruthven between April and September for 30.00/boat per day from Grahams, Inverness (01463 233178). Included in the sale is one traditional wooden clinker rowing boat moored in its own stone harbour on the shore of the loch close to Ballachar Steading. Shooting: The inclining southerly aspect of Ballachar, coupled with the forestry element presents plenty of opportunity for enjoyable rough shooting. Amenity The allurement of Ballachar Estate is enhanced by the wildlife that enjoys its natural habitats. Loch Ruthven, supports the best breeding accumulation of breeding waterfowl, of any of the waters around the Great Glen and is the single most important breeding site for the rare Slavonian Grebe in the British Isles, being home to half the breeding population. Other notable species sighted on or surrounding the loch include red-throated diver, teal, osprey goldeneye and cuckoo. In addition, roe deer are often seen across the estate.

General Directions: From the south, take the A9 at Perth and continue for 103 miles. Take the B851 towards Fort Augustus and continue for 8 miles through the villages of Inverarnie and Farr, before turning right on to a single-track road at the village of East Croachy. Continue for 2.6 miles reaching the entrance Ballachar on the left. From Inverness travel south on the A9 for approximately 6 miles. Turn right on to the B851 and follow the directions as above thereafter. Alternatively, take the B851 from Inverness for 10 miles, reaching Inverarnie. Turn right onto the B851, again following directions as above thereafter. Viewing: Viewing is strictly by appointment with the selling agents, Strutt & Parker. Inverness: 01463 719 171 Edinburgh: 0131 226 2500 The purchaser will be held to have satisfied themselves as to the nature of all such servitude rights and others. Offers: Offers should be submitted in Scottish legal form to the selling agents. Prospective purchasers are advised to register their interest in writing with the selling agents following inspection. Closing Date: A closing date for offers may be fixed. The seller reserves the right to conclude a bargain for the sale of the subjects ahead of a notified closing date and will not be obliged to accept the highest or any offer for any part of the subjects of sale. Financial Guarantee/Anti Money Laundering (AML): All offers (regardless of country of residence) must be accompanied by a guarantee or alternative form of reference from a bank which gives the seller satisfaction that the purchaser has access to the funds required to complete the purchase at the offered price. Property Schedule: Property Council Tax Ballachar Steading G E The Spring Cottage D EPC Rating Services Private water supply, mains electric, electric storage heating, private drainage and septic tank, open fire. Private water supply, mains electric, electric storage heating, private drainage and septic tank, wood burning stove. Note the selling agents have not checked the services. C The vendors are in the process of modernising the water supply. The upgrade will be complete before the estate is sold, and includes the installation of a borehole. Further information is available from the selling agents. Environmental Designations: Loch Ruthven forms part of a Site of Special Scientific Interest (SSSI) due to its fresh water habitats and breeding bird assemblage. The Loch is also part of a Special Area of Conservation, a Special Protection Area and is a Ramsar Site. At the eastern end of Loch Ruthven, and outwith the boundary of Ballachar Estate, there is an RSPB nature reserve with a bird hide and car park. Scheduled Monuments: A scheduled monument that includes the remains of two pre historic hut circles, are sited on the north west of Ballachar Estate. The hut circles are eight metres apart and estimated to be between 1,500 and 4,000 years old. The area is bound to the west by forestry and to the south by the public road. They are considered to be of archaeological significance and national importance. Timber and Minerals: All standing, fallen timber and mineral rights are included in the sale insofar as they are owned. Sporting Rights: The sporting rights are in hand. Basic Payment Scheme: There are no Basic Payment Scheme Entitlements included in the sale. Rights of Way and Access: Prospective purchasers should be aware that, as a result of the freedom of access to the countryside introduced by the Land Reform (Scotland) Act 2003, members of the public have the right of responsible access to most parts of the Scottish countryside. The sale is subject to all rights of support, public and private rights of way, water, light, drainage and wayleaves, all or any other like rights, whether mentioned in these particulars or not. In addition, the offerer must supply certified copies of his/ her passport and confirmation of residence in terms acceptable under AML legislation. Entry and Possession: By mutual agreement between the seller and purchaser. The sellers are in a position of flexibility and it is their preference to agree a date of entry as soon as reasonably possible following the acceptance of an offer, on a subject to contract basis. Solicitors: Mcandrew & Jenkins 5 Drummond Street Inverness IV1 1QF Tel: 01463 723 500 Email: email@macandrewjenkins.co.uk FAO: Jonathan Wotherspoon

Field System 266.5m Drain Issues Cattle Grid 267.3m Hut Circles 277.6m Stone Settlement and Field System Track 281.0m Field System Ballachar Spring Workings (dis) 280.3m Torr Beag Sheep Pen Track Drain Tom na h-iolaire Issues 266m 259m Issues Cattle Grid 245m Stone Creag Dhearg Loch a' Choire Government Bodies: The Highland Council Glenurquhart Road Inverness IV3 5NX Tel: 01349 886806 Forestry Commission: Inverness Business Park 1 Highlander Way Inverness IV2 7GB Tel: 0300 0676000 AFRC - RPID: Longman House 28 Longman Road Inverness IV1 1SF Tel: 01463 234141 Plans, Areas and Schedules: These are indicative only and should not be relied upon without clarification from Registers of Scotland. Health and Safety: We ask that you be as vigilant as possible when making your inspections, for your own personal safety. Note: If you require this publication in an alternative format, please contact Strutt & Parker on 0131 226 2500 or 01463 719 171. Special Conditions of Sale The purchaser of the estate shall within five working days of conclusion of missives make payment as a guarantee for due performance of a sum equal to ten percent of the purchase price on which sum no interest will be allowed. Timeous payment of said sum shall be a material condition of the contract. In the event that such payment is not made timeously, the seller reserves the right to resile without further notice. The balance of the purchase price will be paid by Bank transfer at the date of entry and interest at five percent above the Bank of Scotland base rate current from time to time will be charged thereon from the term of entry until payment. Consignation shall not avoid payment of the foregoing rate of interest. In the event of the purchaser failing to make payment of the balance of the said price at the date of entry, payment of the balance of the purchase price on the due date being of the essence of the contract, the seller shall be entitled to resile from the contract. The seller, in that event, reserves the right to resell or deal Ballachar Estate 0 100 metres 200 Loch Ruthven Based on Ordnance Survey 1:2,500 mapping with the permission of the Controller of HMSO Crown Copyright Licence No ES 100018525 Scale 1:2,500 @ A1 Grid Ref NH 619 282 Drawing No. S10949-02 Date 12.09.18

otherwise with the subjects of sale as they think fit. Furthermore, they shall be entitled to retain in their hands the initial payment of ten percent herein before referred to which shall be set off to account for any loss and expense occasioned to them by the purchaser s failure and in the event of the loss and expenses being less than the amount of the said deposit the seller shall account to the purchaser for any balance thereof remaining in his hand. The estate will be sold subject to all rights of way, rights of access, wayleaves, servitudes, water rights, drainage and sewage rights, restrictions and burdens of whatever kind at present existing and whether contained in the Title Deeds or otherwise, and whether formally constituted or not affecting the subjects of sale. The seller shall be responsible for any rates, taxes and other burdens for the possession and for collection of income prior to the said date of entry. Edinburgh 76 George Street, Edinburgh EH2 3BU 0131 226 2500 edinburgh@struttandparker.com struttandparker.com Inverness 9-11 Bank Lane, Inverness IV1 1WA 01463 719171 inverness@struttandparker.com struttandparker.com @struttandparker /struttandparker 60 offices across England and Scotland, including Prime Central London 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. 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 August 2018. Particulars prepared September 2018. Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property Management UK Limited.