£950,000 Offers over
BLARAGIE FARMHOUSE: a traditional stone and slate two storey 4 bedroom farmhouse in need of refurbishment
THE DORRAN BUNGALOW: a 3 bedroom bungalow
BLARAGIE FARM STEADING:
PORTAL FRAMED CATTLE COURT, HAY SHED, TRADITIONAL STONE &SLATE RANGES HILL
GRAZINGS 1147 HECTARES (2834 ACRES)
ARABLE AND GRAZING FIELDS 73 HECTARES (181 ACRES) ENCLOSED HILL PARKS 52 HECTARES (128 ACRES) WOODLAND 2 HECTARES (5 ACRES)
ROADS &BUILDINGS 2 HECTARES (5 ACRES)
RED DEER STALKING - 3 YEAR AVERAGE 7 STAGS 9 HINDS WALKED UP GROUSE SHOOTING
LOW GROUND ROUGH SHOOTING FOR PHEASANT &DUCK
Blaragie (also known as Blargie) is situated in the Upper Spey Valley in the heart of the Monadhliath Mountains and within the Cairngorm National Park. It is a renowned stock farm that has been in the sellers' family since 1954. The land ranges from fertile river side fields to the high mountain peaks of the Monadhliath Mountains including Blaragie Craig which stands 813 metres (2667 feet) above sea level. Blaragie also offers a wide variety of field sports including deer stalking, some
grouse shooting as well as rough shooting on the low ground and trout fishing in the River Spey.
Blaragie is about 0.50 mile upstream and to the west of the village of Laggan. Laggan sits beside the A86 trunk road that runs between Newtonmore and Spean Bridge, essentially linking the central Highlands with the west coast. Gergask Primary School is in the village. Kingussie, 12 miles away, and Newtonmore, 10 miles away, both provide a good range of shops, a bank, medical centre and primary and secondary schools. The City of Inverness is just over an hour's drive to the north and Inverness Airport has daily flights to and from a number of key destinations including London (Heathrow, Gatwick &Luton), Amsterdam, Bristol, Manchester, Birmingham, Dublin, Belfast City as well as Stornoway, Kirkwall and Sumburgh. There are regular train services from Kingussie, Newtonmore &Dalwhinnie that run both north and south including overnight sleeper services to London Euston Dalwhinnie, on the A9 trunk road, is about 9 miles to the south and Perth about 66 miles to the south.
This area of the central Highlands is renowned throughout UK and Europe for the vast array of outdoor pursuits that can be enjoyed all the year round. There are 8 golf courses all within easy reach of Blaragie. The ski centres at Aonach Mor and Cairngorm are both nearby. The hit BBC drama series "Monarch of the Glen" which featured the fictitious "Glenbogle" was mostly filmed in Laggan and the surrounding area. There are almost limitless opportunities for Hill Walking and Mountaineering, with Pony Trekking and Mountain Biking being widely available. At Laggan Wolftrax there are over 20 miles of purpose-built mountain bike trails that wind through the Laggan Forest, with superb views of the Monadhliath hills. There are a wide variety of cycle routes ranging from an easy-going green trail to a black run that's reputed to probably be the most technical section of single-track in Scotland.
From Perth and the south, take the A9 trunk road north to Dalwhinnie. Then follow the A889 through Dalwhinnie village and on for about 10 miles to Laggan. At the T junction with the A86 turn right and then after a quarter of a mile turn left into Laggan and follow this minor public road that heads west to Glenshero. After about 0.5 mile Blaragie Farmhouse and Farm Steading sit on the right hand side of the public road.
Blaragie is a low ground and extensive hill sheep farm that extends to about 1276 hectares (3153 acres) or thereby. It is well known for the excellent quality of its livestock and it has the added attraction of red deer stalking, some walked up grouse shooting and a useful low ground rough shoot.
There is a substantial traditional stone built two storey 4 bedroom farmhouse that is need of refurbishment. It stands on an elevated site with wonderful views to the south and west over the fertile riverside fields. Attached to the house are three ranges of traditional farm buildings set around a courtyard with a more modern portal framed cattle court and hay shed to the rear.
There is a 3 bedroom Dorran Bungalow half way between Laggan and the farm steading. There is an old timber and corrugated iron roofed bothy by the roadside that might be a possible house site subject to planning permission being obtained.
At present there is a flock of about 630 black face ewes on the farm. A herd of suckler cows used to be kept at Blaragie.
The sporting rights have been let for many years to the neighbouring Coul Estate. However the lease of the sporting rights terminates on the date of sale of Blaragie or 15th February 2018 which ever date is the earlier. Coul and Blaragie together are members of the Monadhliath Deer Management Group.
The River Spey forms the south boundary of the property and can provide some entertaining trout fishing.
Built of stone walls which are harled and painted white and with pitched slate roofs on timber, this is a substantial two storey detached house that sits on the north side of the minor public road between Laggan and Glenshero. The house needs to be refurbished. We understand that a major overhaul of the slate roofs was carried out about 6 years ago.
The Accommodation extends to about 260 sq. metres (2800 sq. ft.) over two storeys and comprises:
Ground Floor: Front Porch and Vestibule, Sitting Room, Dining Room, Office, Kitchen, Scullery, Shower Room, Utility Room. First Floor: 4 Bedrooms and a Bathroom. There is a fifth bedroom accessed from the Kitchen.
There is a small garden area to the front of the house enclosed by a stone wall with cast iron railings. There is a larger garden area, also enclosed by a stone wall with cast iron railings on the opposite side of the public road. This area has not been cultivated in recent years.
BLARAGIE FARM STEADING
Attached to the north west end of the house is a 3-sided set of traditional stone and slate ranges of farm buildings that are set around a courtyard area. Within the EAST RANGE there is a Double Garage, a former Stable, a Store and a narrow close which leads through to the north east side of the house and steading.
In the North Range (24.0m x 4.35m) there is a former Byre, within which are 2 plastic bunded fuel tanks. In the West Range,
(16.70m x 4.50m) there is a Workshop and Feed Store and timber stairs lead up to a loft storage area.
Beside the West Range is a 5 bay steel portal frame Cattle Court (22.0m x 18.50m) with a raised central feed passage. This building has frontage on to the public road. At the front of the building is a timer built canopy clad with corrugated iron which is used for implement storage.
Also, adjacent to the public road is an open fronted 4 bay Dutch Barn (18.60m x 6.00m) plus a 2 bay Lean-to (9.20m x 6.25m). To the rear of the farm buildings are cattle and sheep handling pens and a number of free standing timber built storage buildings.
THE DORRAN BUNGALOW Standing a short distance below the public road, about half way between Laggan and Blaragie, this is a 3 bedroom bungalow which is presently vacant. It has been let out in previous years. The Bungalow sits beside a ruined former stone built cottage. With a southerly aspect, the accommodation comprises:
Front Door, Hallway, Sitting Room, 3 Bedrooms, Bathroom, Kitchen and Back Porch.
There is an area of garden to the front and rear of the cottage. Beside the Dorran Bungalow are the ruins of a former cottage which subject to obtaining planning permission might be the site of another house.
Planning permission, which has now lapsed, was granted in 2003 at a site adjacent to the Dorran Bungalow under reference 03/00170/FULBS for the erection of a dwelling house.
Between the Farmhouse and the Dorran Bungalow and beside the public road there is a derelict timber built bothy with a corrugated iron roof. No services are connected. Subject to planning permission this could be the site for a new dwelling house.
Extending in total to about 1276 hectares (3153 acres), and lying between 253 metres (830 feet) above sea level at the River Spey and 920 metres (3020 feet) above sea level at Sneachdach Slinnean on the north east corner of the property, the land is almost entirely made up of hill grazings on the east side of Glen Markie, apart from fertile river side fields that lie to the south of the farmhouse and steading. The land can be classified as follows:
Hill grazings - 1147 hectares (2834 acres)
Arable and grazing fields - 73 hectares (181 acres)
Enclosed hill parks - 52 hectares (128 acres)
Woodland - 2 hectares (5 acres)
Roads &Buildings - 2 hectares (5 acres)
TOTAL - 1276 hectares (3153 acres)
The hill land all lies to the north of the farmhouse and steading. The lower part of the hill ground is fenced but out on the open hill there are no boundary fences.
The Macaulay Institute Land Capability for Agriculture Survey classifies nearly all the low ground as being Grade 4.2 which is defined as "Non-prime land - used to grow a narrow range of crops including grass". The hill land is all classified as Grade 6 which is classified as "non-prime grazing land of moderate and low value."
The majority of the hill land forms the eastern side of Glen Markie. There is a good hard access track through Coul Farm that gives access to the glen. There is a right of access along this track in favour of Blaragie. The track is suitable for 4x4 vehicles. The hill ground runs for about 8 kilometres (5miles) from the farm steading. The eastern boundary essentially follows the watershed.
The low ground extends to about 73 hectares (181 acres). It is generally flat land and the fields next to the River Spey are at risk of flooding, especially through the winter months. Silage is taken from these fields and bales are stored on an area of hardstanding that is below the road a short distance to the east of the steading. Most of the grass fields are in rotational grass with break crops of turnips and rape being sown.
There is a block of woodland immediately behind the steading which extends to about 2 hectares (5 acres). This is mainly mature Scots Pine and there is a significant area that has suffered from windblow. Within the wood there is a former pond which is now silted up.
At present there is a flock of about 630 blackface ewes on the farm. Lambs are sold fat and store. About 190 ewe hogs are retained each year and these are wintered away from the farm. In recent years stock numbers have been reduced as part of a SRDP Rural Priorities : General Rural Development Contract. Further details are available from the selling agents.
The present farming business is eligible to receive payments under the Basic Payment Scheme and IACS forms have been completed annually and submitted to the Scottish Government. This work has been done by SAC Consulting, Inverness. In 2017 the Basic Area Payment Claim amounted to about £20,200.
About 54.24 hectares (134.02 acres) are classified as being in Payment Region 1. The remainder of the land is in Payment Region 3. In addition the farming business is eligible to receive payments under the Less Favoured Area Support Scheme.
For many years the sporting rights over the whole property have been let to the proprietors of Coul Farm, which is the neighbouring property to the west. The present sporting lease is in favour of the current owners of Coul Farm, DRF (Farmers) Limited and terminates on 15th February 2018 or on the date of sale of Blaragie, whichever is the earlier. The records of game shot on Blaragie for the last 3 years:
2014 7 Stags, 8 Hinds, 3 calves
2015 6 Stags, 7 Hinds, 2 calves
2016 8 Stags, 12 Hinds, 3 calves
We understand that normally the red deer stags shot on the two properties have been in the ratio of 25:5 in an annual cull of about 30 stags between Coul and Blaragie. The total number of stags shot over the two properties was 42 in 2014, 27 in 2015 and 34 in 2016. The lower number of stags shot in 2015 was as a result of a severe stag culling programme by a neighbouring estate in both 2013 and 2014.
Coul and Blaragie together are members of the Monadhliath Deer Management Group (MDMG). The current membership fee is £716 for both properties and this is assessed partly on an area basis.
In the last 3 years no grouse have been shot by the sporting tenant on Blaragie. In previous years between 5 and 10 brace of grouse have been shot. Cluny Estate which is on the north east side of Blaragie and also Coignafearn Estate to the north, are both well known grouse moors.
There is rough shooting on the low ground with pheasant, woodcock and duck all being present.
The right to fish for salmon in the River Spey is excluded from the title to the property. Trout fishing on the River Spey is controlled by the Badenoch Angling Association. The Association waters are covered by a Protection Order issued under the Freshwater and Salmon Fisheries Act. Trout fishing requires a permit from the Association.
The Farmhouse: There is a private water supply taken from the burn which runs off the hill to the north east of the farmhouse There is mains electricity. Drainage is to a septic tank believed to be situated on the opposite side of the public road from the farmhouse. There is an oil storage tank behind the house which provides fuel for the Rayburn cooker in the Kitchen that heats the water and the oil-fired boiler which provides central heating.
The Dorran Bungalow: There is a mains water supply via a private pipe and mains electricity. Drainage is to a septic tank located in the field to the front of the bungalow. There are electric panel heaters throughout the bungalow and there are uPVC double glazed windows throughout.
ENERGY PERFORMANCE CERTIFICATE
The Energy Rating for Blaragie Farmhouse is E39 and the Dorran Bungalow is E40. Further details are available from Selling Agents.
COUNCIL TAX &RATES
The houses on the property have been assessed for Council Tax purposes and are in the following bands:
Blaragie Farmhouse Band F
The Dorran Bungalow Band C
The Store at Blaragie has a Rateable Value of £250.
Any payments relating to the 2017 scheme year will, if appropriate, be retained by the Seller. The Seller will enter discussions with the Purchaser to transfer the right to receive Basic Payment Scheme (BPS) Entitlements. If applicable, the purchaser(s) will be responsible upon occupation of the subjects of sale to comply fully with the Statutory Management requirements to maintain the farmland in Good Agricultural and Environmental Condition (GAEC) as laid down under the Cross Compliance rules of the Basic Payment Scheme (BPS) 2017 for the remainder of the scheme year.
LESS FAVOURED AREA SUPPORT SCHEME (LFASS) All of the land has been designated as being within a Less Favoured Area. Any payments by SGRPID relating to the current scheme year will be retained by the Seller.
IACS All of the land is registered for IACS purposes. The farm code is 79/442/0012.
LAND MANAGEMENT OPTIONS
There are no Land Management Options currently in place on the land.
SRDP RURAL PRIORITIES - GENERAL RURAL DEVELOPMENT CONTRACT In 2015, the sellers entered into a Rural Development Contract. The Contract relates to Away Wintering of Sheep, Stock Disposal and Moorland Grazings on Uplands and Peatlands. The Contract provides for an annual payment of £12,790.20 up to and including 2019.
The purchaser may elect to continue the Contract and thus receive any payments due to be paid subsequent to the date of entry, provided the purchaser agrees to adhere to all conditions contained in the Contract.
Full details are available from the selling agents.
Longman House, 28 Longman Road, Inverness IV1 1SF Tel: 01463 234141 Fax: 01463 714697
TIMBER All fallen and standing timber is included in the sale insofar as they are owned.
ENVIRONMENTAL DESIGNATIONS Blaragie is within the River Spey Special Area of Conservation (SAC) which is administered by Scottish Natural Heritage (SNH). SNH have designated the whole of the River Spey as a Site of Special Scientific Interest. This includes the riverbanks on the farm.
The hill ground to the north of the narrow neck of land to the north of Blaragie Craig lies within the extensive Monadhliath Site of Special Scientific Interest. There are no management agreements in place between the present owners and SNH.
CAIRNGORM NATIONAL PARK Blaragie lies within the Cairngorm National Park. The Park Authority shares control of planning matters with Highland Council.
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.
RIGHTS AND EASEMENTS
The property will be sold subject to and with the benefit of all rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements, quasi-easements and restrictive covenants and any existing and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and other pipes whether referred to in these particulars or not. The track along the foot of Glen Markie is a public footpath.
FIXTURES AND FITTINGS
All the white goods in the farmhouse and the bungalow are excluded from the sale. All other fixtures and fittings within the farm buildings are included in the sale price.
The purchaser(s) of Blaragie shall, in addition to the purchase price, be obliged to take over and pay for, at a valuation to be agreed by a mutually appointed valuer(s), with respect to the following:
1. All cultivations and growing crops on a seeds, labour, lime,
fertiliser, sprays and machinery basis with an increment representing the enhanced value of the establishment and age of such crops.
2. All hay, straw, fodder, roots, silage and farmyard manure and other produce at market value.
3. All oils, fuel, fertilisers, sprays, chemicals, seeds, and sundries at cost.
4. The breeding flock of about 630 blackface ewes, all tups on the farm and all ewe hoggs at the date of entry.
Note: If the amount of the valuations has not been agreed on the date fixed for completion, then the purchaser shall pay to the Seller such a sum as Selling Agents shall certify on account at the valuation pending agreement. Should the payment not be made within seven days then interest will become payable on outstanding monies at 8% over Bank of Scotland borrowing rate.
Anderson Beaton Lamond
31 Kinnoull Street
Tel: 01738 639999
A deposit of 10% of the purchase price shall be paid within seven days of completion of Missives. The Deposit will be non-
refundable in the event of the purchaser failing to complete for reasons not attributable to the Seller or their Agents.
The property is a working farm and appropriate care should be exercised at all times during inspection, particularly in relation to all livestock on the property.
The date of entry will be by mutual agreement.
GUIDE TO INTERESTED PARTIES
Whilst we use our best endeavours to make our sales particulars accurate and reliable, if there is any point which is of particular interest and importance to you, please contact the Selling Agents. We can check the information for you, particularly if you are contemplating travelling some distance to view the property.
These particulars were prepared in June 2017. The photographs were taken in August 2016.
Offers are to be submitted in Scottish Legal Terms to the Sole Selling Agents. Prospective purchasers are advised to register their interest in writing to the Sole Selling Agents in order to be kept fully informed of any closing date that may be set.
Viewings are strictly by prior appointment and only through the Sole Selling Agents BALLANTYNES, 28 YORK PLACE, PERTH, PH2 8EH Tel: 01738 441825 -
This house description is based upon information supplied by the owner, or on behalf of the owner. These property particulars are produced in good faith and do not constitute or form part of any contract. s1homes do not take any responsibility for the accuracy of the information contained in this document.
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Sold house price data is supplied to us by the Registers of Scotland, a government department responsible for compiling and maintaining property registers, every month. There can be a delay of up to 3 months from when a property is sold to being recorded with Registers of Scotland. We provide house price data for your information only, we do not accept any liability for any errors. If you have noticed any incorrect information, please contact Registers of Scotland.