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Bower about ½ mile, Castletown 6 miles, Inverness about 112 miles.

Offers over £445,000

Overview

An excellent compact arable and stock farm, located in a secluded position with panoramic views over the Caithness countryside.

About 183.72 acres (74.35 Ha) in all.

* Ha’ of Bowermadden Farmhouse – 4 bedrooms, 2 reception rooms.

* A range of traditional farm buildings.

* A productive block of mixed farmland.

* Situated in an elevated south facing position overlooking the surrounding countryside.

General

Ha’ of Bowermadden offers a rare opportunity to purchase a small but compact mixed agricultural unit lying in the heart of Caithness, an area that enjoys a well-deserved reputation for high quality livestock and advanced animal husbandry. It will appeal to those looking for both investment and other objectives, since it has potential to be restructured in order to favour interests beyond its current agricultural use. Location and detailed field plans are enclosed.

The farm is located in an elevated south facing position, almost equidistance between the towns of Thurso and Wick, is a fertile area of Caithness to the west of Burn of Lyth. The land has been classified by The Macaulay Institute as Grade 4(1) and has been farmed by the current owner’s family since 1939. The unit boasts a number of useful farm buildings including capacity for up to 60 head of cattle and excellent sheep handling facilities. The land benefits from well maintained internal and perimeter stock proof fences throughout and a number of fields benefit from main road access. The steading and all the fields are served by mains water.

The county of Caithness is famous for its unspoilt open countryside and its beautiful coastline with wonderful sandy beaches, including the renowned Dunnet Sands with the seaward views dominated by the distant cliffs of Dunnet Head’ to the island of Hoy. The area offers many opportunities for rural pursuits including walking, cycling, fishing and wildfowling. Nearby is the famous Castle of Mey, the former home of the late Queen Mother and now a popular tourist attraction during the summer months.

Thurso, mainland Scotland's most northerly town, is about 11 miles away and, home to the country's most northerly railway station. It has a good range of shops and facilities including supermarkets, hospital, cinema, High School and has the campus for the North Highland College for further education. Wick, about 11 miles to the south-east, offers further amenities with a new supermarket and petrol station, as well as its airport offering regular flights to Edinburgh and Aberdeen with connections worldwide. The nearby village of Bower lies a ½ mile to the south of the property and provides an excellent primary school, and a range of local shops, and petrol station is provided at nearby Castletown some 5 miles to the north-west.

 

FARMING SYSTEM

Ha’ of Bowermadden is an attractive and compact mixed unit and was originally bought by the current owner’s father in 1939, then in 1969 the holding was expanded when the family acquired an additional 90 acres from the neighbouring Westside Farm located the north-west of the property. The current farming system up until recently was based around a herd of cross sucklers with about 50-60 breeding cows and followers, along with a flock of 170 ewes.

The cattle are predominantly spring calvers and are generally sold as store at the local market Quoybrae at Watten, with the lambs finished on the farm and are also sold through Quoybrae.

 

CROPPING

The farm is predominately laid to grass of mixed ages on regular rotation with about 48 acre cut annually for damp silage. About 30 acres of spring barley is grown annually achieving an average yield of 2 tonne/acre, with all the grain is retained for home consumption.

LOTTING

It is intended that the farm is offered for sale as a whole. Consideration may however be given to offers for particular fields at an early stage.

HA’ OF BOWERMADDEN FARMHOUSE

Situated in a elevated south facing position to east of the farm buildings, the house is approached by the farm drive and benefits from an attractive walled garden and panoramic views of the surrounding countryside and the North Sea beyond. Ha of Bowermadden farmhouse is a single storey family home of a modern construction and is in good decorative order throughout, has well proportioned rooms providing comfortable and spacious family accommodation. The property is of a timber frame construction with a harled finish under a slate roof. A large hardcore area adjacent to the farmhouse provides ample parking for up to three cars with a short paved path leading into the garden area.

Accommodation

From here the house is generally entered by the partially glazed side door that leads to:

Entrance Vestibule

1.51m x 1.07m (4’ 9” x 3’ 5”)

Laminate floor, doors off to kitchen and door to:-

WC

1.51m x 0.85m (4’ 9” x 2’ 8”)

With wash hand basin, vanity unit above and linoleum flooring.

Kitchen

7.7m x 3.96m (25’ 3” x 12’ 9”)

Linoleum and partly tiled walls, wall & base units with stainless steel sink, two large pantry cupboards, pine lined ceiling and radiators door leads to;-

L-shaped Hallway

6.47m x 4m (21’ 2” x 13’ 1”)

Glazed door to garden, cupboard housing hot water tank, radiators and doors leading to bedrooms and to;

Living Room

5m x 4.4m (16’ 4” x 14’ 4”)

Attractive Caithness flagstone fireplace under a timber mantle with Caithness slate hearth and radiators.

Returning to hall further door to:

Shower Room

2.46m x 1.98m (8’ x 6’ 5”)

W.C, wash hand basin with vanity unit above. Mira shower cubicle, radiators, vinyl floor and Dimplex extractor fan.

Returning again to hall.

Bedroom 1

4.11m x 2.81m (13’ 5” x 9’ 2”)

Built in wardrobe with shelves and radiator.

Returning back to hall, further door off to:

Bedroom 2

3.65m x 3m (11’9” x 9’8”)

Built in wardrobes and radiators.

Bedroom 3

3.04m x 2.52m (9’ 9” x 8’ 2”)

Radiators.

Bedroom 4

2.89m x 2.77m (9’ 5” x 9’ 8”)

Built in wardrobes and radiators.

MOVEABLES

All fitted carpets are included in sale.

GARDEN

An attractive walled garden surrounds the property, primarily laid to lawn with various shrubs, bushes and two mature trees provide shading to the property from the south. An original well is located in the garden and is still in operation.

SERVICES

Electricity Mains

Water Mains

Drainage Private

Heating Coal back boiler serves hot water and radiators.

COUNCIL TAX

Ha’ of Bowermadden Farmhouse falls into band C.

 

FARM BUILDINGS

The farm buildings lie to the west of the farmhouse and are of a traditional construction and are well served by a large hardcore area to the front and rear of the buildings. They are in good condition, being more than adequate for a holding of this size. They comprise a range of traditional and one more modern steel portal frame buildings, with single phase electricity and are served by mains water to all the cattle sheds.

Cattle shed

27.4m x 15.2m (90’ x 50’)

Built in 1970, of steel portal frame construction, with traditional walls under corrugated roof, housing for up to 60 head of cattle and concrete floor.

 

Cart shed

8.3m x 4.3m (27’ 2” x 14’ 1”)

Of traditional stone construction, under corrugated roof with concrete floor.

Workshop

14m x 5.4m (45’9” x 17’ 7”)

Of traditional stone construction under corrugated roof, and a concrete floor.

Store Shed

18.3m x 4.88m (60’ x 16’)

Of traditional stone and concrete block construction under corrugated roof with hardcore floor.

Calf Shed

16.4m x 4.32m (53’ 8” x 14’ 2”)

Of traditional stone construction under corrugated roof with concrete floor.

Small Cattle Court

4.9m x 4.3m (16’ x 14’)

Of traditional stone construction, under corrugated roof with concrete floor.

Cattle Shed 2

13.4m x 5.5m (44’ x 18’)

Stand alone building of traditional stone construction under Caithness slate roof, and Caithness flagstone floor.

Dutch Barn

12.2m x 4.8m (40’ x 16’)

Built in 1965 of concrete block construction under corrugated roof, concrete floor and capacity for 100 round bales.

Silage Clamp

27.4m x 10.1m (90’ x 33’)

Earth banks, concrete floor and effluent tank.

Sheep handling system

Steel race and pens, a functional dipper, with a large concrete aprin.

LAND

The land is predominately a self contained unit and is well ring fenced, with only 15½ acres separate by the main road on the north-west side of the farm. The property lies between 30m to 50m (98 to 164 feet) above sea level and has a south easterly aspect. The majority of the fields benefit from either main road or internal farm track access and are all served by mains water, are well fenced and gated with a number of Caithness Flagstone dykes.

The land is classified as Grade 4 (1) by The Macaulay Institute and is predominantly based on Middle Old Red Sandstone which is free draining with moderate content of small stones.

Additional Information

 

VIEWING

Viewing is strictly by prior appointment only through the Selling Agents, CKD Galbraith, Reay House, 17 Old Edinburgh Road, Inverness IV2 3HF. Telephone (01463) 224343. The person who may accompany you may however not be an employee of CKD Galbraith.

HEALTH AND SAFETY

Given the potential hazards of a working farm, we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings and at the level crossings.

DIRECTIONS

From Inverness travel north on the A9 north. After crossing the Dornoch Firth continue north east on the A9 for 48 miles to village Latheron. Turn left signed to Thurso, still on the A9. Continue for a further 19 miles towards Thurso. Before turning left on the B874 sign posted Gillock, just beyond the Georgenes junction railway bridge. Follow this road to the small hamlet of Gillock, before turning left at the sign for Bowermadden. Follow this minor public road for 3 miles through the cross roads at Bower, and Ha’ of Bowermadden is the first farm drive on the left just beyond the cottage on the hill. The farm is approached directly off this minor public road by a short farm drive.

Selling Agents / Local CKD Galbraith Office

IMPORTANT NOTES

1. These particulars have been prepared in all good faith to give a fair overall view of the property. If any points are particularly relevant to your interest in the property please ask for further information/verification. CKD Galbraith strongly recommend that you discuss any particular points which are likely to affect your interest in the property with them, in order that you do not make a wasted journey.

2. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise nor that any services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves on such matters prior to purchase and may wish to instruct an independent survey.

3. The photograph/s depict only certain parts of the property. It should not be assumed that any contents/furnishings/furniture, etc. photographed are included in the sale. No assumptions should be made with regard to parts of the property that have not been photographed. Please ask for further information if required.

4. Any areas, measurements or distances referred to are given as a GUIDE ONLY and are NOT precise. Certain measurements have been taken using a sonic measuring machine. If such details are fundamental to a purchase, purchasers must rely on their own enquiries.

5. Neither these particulars nor any subsequent communication by us on behalf of the vendors relative to the property shall be binding upon 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 1995 or is granted in pursuance of any such document.

6. ENTRY

Entry will be as mutually agreed.

7. CLOSING DATE

A closing date by which offers must be submitted may be fixed at a later date unless the property has been sold previously. Prospective purchasers who have notified their interest to CKD Galbraith, in writing, will receive a letter drawing their attention to the closing date.

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.

8. OFFERS

Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to CKD Galbraith, Reay House, 17 Old Edinburgh Road, Inverness IV2 3HF.

Offerors, particularly those from England, should satisfy themselves, through their Scottish Lawyer, that they fully understand the implications of offering under Scottish Law.

9. 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.

10. CONDITIONS OF SALE

A deposit of 10% of the purchase price shall be paid within seven days of completion of missives, which deposit will be non-returnable in the event of the purchaser failing to complete the purchase for reasons not attributable to the Seller or their Agents.

The balance of 90% will become payable on entry. Interest will be payable on the balance at the date of entry until paid at a rate of 5% over the Bank of Scotland basic rate, notwithstanding consignation.