£2,950,000 Guide Price

Coul Estate, Laggan, Newtonmore, Aviemore and Badenoch, PH20 1AJ

4 bedroom plot for sale

Property Details

Large modern portal frame general purpose building - suitable for livestock, machinery and fodder storage.

With Living Room/Kitchen, Bedroom and Bathroom

With Games Room, Dining Room, cloakroom, WC, Shower Room, Changing Room and Kitchen.
About 200 acres of Region 1 &Region 2 Land 4,019 acres hill/rough grazings 312 acres woodlands

10 year average - 27 stags and 32 hinds

Walked up shooting 10 year average - 171/2 brace

Highly regarded driven pheasant shoot with partridge, duck, woodcock, snipe &hares

Coul Estate is situated in the Upper Spey Valley in a secluded and private setting. The Estate offers an outstanding range of quality field sports including stalking, grouse shooting, pheasant shooting and trout fishing. The land ranges from fertile river side fields to the high peaks of the Monadhliath Mountains.
The Estate is 2 miles upstream and to the west of the Village of Laggan. Kingussie and Newtonmore are about 15 minutes' drive to the north east where there is a good range of shops, banks, medical centre and primary and secondary schooling. There is a thriving local community at Laggan including Gergask Primary school. The City of Inverness is just over an hour's drive to the north. Inverness Airport has regular flights to London (Heathrow, Gatwick &Luton), Amsterdam, Birmingham, Bristol, Manchester, 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 10 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 Coul. 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 take the A9 trunk road north to Dalwhinnie. Then follow the A889 through Dalwhinnie on for about 10 miles to Laggan. At the T junction turn right on to the A86 signposted to Newtonmore and Laggan. After about ? mile take the left turn into Laggan and follow the minor public road that heads west to Glenshero. The entrance to Coul Farm is on the right hand side after about 2 miles - with the entrance gates to the drive way leading up to Crathie Lodge about 300 yards further on.

Coul Estate is an outstanding all round sporting property located in the upper Spey valley and extends to about 4,531 acres (1,834 hectares). Major improvements have been carried out on the Estate in the last 15 years including the new house at Crathie Lodge, the refurbishment of Coul Farmhouse, a new Shooting Lunch Room at Coul and extensive fencing and new woodland plantations.
Coul Estate offers all round sporting opportunities. Red Deer Stalking on the hill produces an average of 27 stags and 32 hinds per annum, there is walked-up grouse shooting with a 10 year average bag of 171/2 brace and there is first class low ground shooting comprising a highly regarded driven pheasant shoot with partridge, duck, woodcock, snipe &hares. There is challenging and exciting Roe Deer Stalking on the low ground and in the woodlands.
The southern boundary of the Estate is flanked by the River Spey which at this point is at its upper reaches and is very pretty and provides entertaining trout fishing. Salmon fishing rights are not included in the title to the property. There are some trout in the ponds at Ballmishag which provide enjoyable sport.

This is a truly outstanding modern house that has been built on an elevated and secluded site with stunning panoramic views to the South, East and West towards Glenshero and Ben Alder and across Spey Dam. Built in 2004, it really is a most idyllic location which is reached by way of a private road leading up for about a quarter of a mile from the Glenshero public road.
There is a large gravelled parking area to the rear and to the front is an attractive area of terraced lawn. Of timber frame construction with white painted harled block walls and a slate roof, the accommodation extends to about 3,789 sq.ft. (352 sq. metres) is nearly all on the ground floor and comprises: Ground Floor: Entrance Hall, Cloakroom with WC, Large Lounge with large south facing bay window, Dining Room, Kitchen/Breakfast Room, Utility Room, Toilet, Study, Bedroom 1 with Ensuite bathroom, Bedroom 2 with Ensuite bathroom, Lower Hall with doors to Bedroom3, bathroom and separate WC, Bedroom 4 and stairs up to:
First Floor: Landing with doors off to Bedroom 5, Bathroom, separate WC and Bedroom 6.
Hot water and central heating are from an oil fired boiler. The house is presently let on a Short Assured Tenancy at a rent of
£833.33 per month. Under the terms of the lease, the landlord can give the tenant 2 months written notice of termination of the lease.

This attractive stone built traditional farmhouse is accessed by way of a tree lined avenue that comes from the public road up to the farmhouse and steading. The house has recently been substantially refurbished and the accommodation is over 2 storeys and extends to about 2158 sq.ft. (200 sq. metres) and comprises:
Ground Floor: Front Porch, Hallway, large Sitting Room with wood burning stove, Bedroom, Bathroom with Sauna, Living Room with wood burning stove, Shower Room/Wet Room, Kitchen/Breakfast Room and Back Porch/Boot Room.
First Floor: 2 Double Bedrooms, Bathroom, Study and Bedroom. There is a maid's bedroom above the wet room. Hot water and central heating are from an oil fired boiler.

The Energy Rating for Crathie Lodge is D67 and Coul Farmhouse is F36. Further details are available from the Selling Agents.

This consists of a modern portal frame general purpose farm building (approx. 80' x 50') with corrugated roof and cladding, block walls and concrete floor. There is a side access for extensive dog kennels. At mezzanine level there is a Ghillie's flat with Living Room/Kitchen, Bedroom and Bathroom. There is also a large secure storage area.
To the West is a traditional stone and slate range of buildings for which an application for planning permission and building warrant has been submitted for conversion to holiday accommodation. Initial works have included a complete overhaul
f the slate roof. There is a significant area of concrete and hard core yard area to the front of the Steading.

The west portion of the traditional steading comprises a very comfortable and spacious Games Room with an open fireplace, a modern Kitchen and Cloakroom with WC. There is also a Changing Room and Shower Room. To the rear and accessed from the Kitchen is a large Dining Room.

This excellent facility, about 12m x 6m, has been built just to the west of the traditional steading. Constructed from a galvanised steel frame and clad and roofed with metal profile sheeting and with a double insulated concrete floor, there is a fully equipped deer larder with ample space for hanging carcases along with a separate game larder for grouse and pheasants.

The Stalking ground at Coul lies to the North of Crathie Lodge. The hill is divided into two sections separated by a narrow neck of ground. There is a resident stock of hinds. Stags move on to Coul ground from the much larger neighbouring deer forest of Glenshero which lies to the West. The hill can accommodate 2 rifles being out at a time. The average annual cull is 27 stags and 32 hinds. Normally there is a policy of feeding the deer in winter months. Extraction of culled deer from the hill is generally by means of an Argocat down to the Glen Markie hill road which runs along the foot of the hill ground for about half its length, and then from the hill road a Land-Rover and trailer can take beasts down the Glen. The Estate, together with the neighbouring property of Blaragie, is a member of the Monadhliath Deer Management Group. The combined annual membership fee is £716 for both properties and this is assessed on an area basis. For many years the owners of Coul have had a lease of the sporting rights over Blaragie Farm which lies immediately to the east of Coul Estate. Blaragie extends to about 3,153 acres. In addition to the annual cull of stags and hinds stated above, there is an average of about a further 7 stags and 9 hinds shot on Blaragie. The current lease expires in February 2018.
The deer cull for Coul Estate over the last 10 years has been as follows:
Year Stags Hinds
2007 37 15
2008 22 16
2009 18 14
2010 22 22
2011 17 34
2012 18 24
2013 37 20
2014 34 53
2015 27 42
2016 42 84
10 Year Average 27 32

With about 126 hectares (312 acres) of woodland on the Estate, there are numerous opportunities to stalk Roe deer. About 10 Roebuck could be culled annually.

The Estate provides excellent walked up grouse shooting as well as the opportunity to shoot Ptarmigan. Like many moors in the area grouse numbers have varied from year to year and in the last few years little shooting has been undertaken to allow the stock to increase. The best season in recent years was in 1999 when 302 brace were shot. A good stock of birds was on the hill in Autumn 2016. Most of the grouse shooting takes place on Coul although there a few birds on Blaragie as well and the sporting lease over Blaragie includes grouse shooting.
The grouse records for the last 10 years are as follows:
Year Grouse (Brace)
2007 6
2008 5?
2009 11?
2010 39
2011 -
2012 42
2013 40
2014 10
2015 13
2016 8
10 year Average 17? brace

There are riparian trout fishing rights on the River Spey extending to about 2 ? miles. There is also trout fishing in the River Markie. The Estate has the right to fish 2 rods from the banks of Spey Dam. Boats on Spey Dam can be hired locally on a daily basis through the local Angling Association. Some entertaining trout fishing can be enjoyed on the ponds at Ballmishag, which are not far off the road up to Crathie Lodge.

Over the last 25 years successive owners of Coul Estate have established and developed, together with a neighbouring estate,
n outstanding driven pheasant shoot. Utilising the natural broken ground and the strategic planting of woodlands, has resulted in a hugely exciting and much sought after pheasant and partridge shoot. The Coul Rock drive together with the Cross Wood drive behind Crathie Lodge are both reputed to show some of the highest flying birds in the Highlands! About 4000 pheasants have been reared annually resulting in 10 days shooting in the season with daily bags of between 150-300 birds. There are 4 release pens within the woods.

In addition, there is ideal ground for a number of days of rough shooting with opportunities for a mixed bag of pheasant, partridge, woodcock, snipe, hares and rabbits. There are 9 duck flighting ponds on the Estate and there is a substantial wild stock of mallard and teal.

The Coul Woodlands extend to about 312 acres (126.35 hectares) and the layout of the woods is very beneficial to both the shooting and the stalking on the Estate. There is also a significant area of maturing conifer woodlands that could form the basis of a fuel supply for a biomass heating system that might be installed at Coul Farm. Further details are available from the selling agents.
A new block of native woodlands has been planted in 2014 near the foot of Glen Markie. Extending to about 51.22 hectares (126.56 acres) this new woodland area is part of a Rural Priorities Scheme. There is an annual Farmland Premium entitlement of £3,000 which will be paid up until 2028, subject to conditions. Further details are available from the selling agents. The block of mature conifers to the north west of Crathie Lodge
extends to about 57.50 acres (23.30 hectares) and some areas of windblow have been cleared in the last 3 years.

Since 1st April 2012, about 19.51 hectares (48.20 acres) of the low ground have been let on a 15 year Limited Duration Tenancy at an annual rent of £2,000. The remaining land and all the farm buildings are available with vacant possession.
The remaining grazings have been occupied on an informal basis.
The Estate normally takes a crop of silage which is baled and wrapped and used as winter feed for the red deer.

Any payments relating to the 2017 &2018 scheme years will 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 &2018 for the remainder of the scheme year.
Subject to agreement between the seller and purchaser of the date of entry (see page 13), the purchaser will be bound to take over the entitlements under the Basic Payment Scheme at a price to be agreed between the parties.

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.

All of the land is registered for IACS purposes. The farm code is 79/442/0047.

In 2014, the sellers entered into a Rural Development Contract. The Contract relates to a variety of environmental matters including protection of water margins, management of habitats, creation and management of wetlands and creation and management of new woodlands. The Contract provides for an annual payment of £3000 up to and including 2028. The purchaser will be bound to continue the Contract and thus receive any payments due to be paid subsequent to the date of entry, and the purchaser will be bound to adhere to all conditions contained in the Contract.
Further information is available from the selling agents.

Longman House, 28 Longman Road, Inverness IV1 1SF
Tel: 01463 234141 Fax: 01463 714697

Duncan Cuthbertson is employed as the Gamekeeper, Stalker &Handyman and occupies the Ghillie's Flat on a service occupancy basis.

For Council Tax purposes the houses are in the following bands:
Crathie Lodge G
Coul Farmhouse E
The Shooting Lunch Room has been assessed for Local Authority Rates with a Rateable Value of £2,250.

The fitted carpets and curtains in Crathie Lodge and fitted carpets in Coul Farmhouse are included in the sale.

There is mains electricity connected to the dwelling houses and the farm buildings. Crathie Lodge and Coul Farmhouse both have private water supplies from separate boreholes.
Drainage from all properties is private.

SNH have designated the whole of the River Spey as a site of special Scientific Interest. This includes the riverbanks on the Estate and also the Coul Bog Wood. The hill ground in Glen Markie to the north of the narrow neck lies within the extensive Monadhliath Site of Special Scientific Interest. There are no management agreements with SNH.

Coul Estate lies within the Cairngorm National Park. The Park Authority shares control of planning matters with Highland Council.

Part of the Estate as far as the neck on the hill ground lies within the Cairngorm "Straths" Environmentally Sensitive Area.

The estate 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. The neighbouring property of Blaragie has a right of access along the track to Glen Markie as well as a right of access from Blaragie into Glen Markie that runs over the hill above the new plantation.

By agreement with the seller, SSE are temporarily occupying an area of land at the south west corner of the Estate. This is in connection with a temporary bailey bridge which SSE have erected over the River Spey. This bridge and an initial section of the access road up Glen Markie are being used by SSE as an access to a construction site for a new electricity sub-station being built on Glenshero Estate. Further details are available from the selling agents.

In addition to the purchase price, the purchaser will be required to take over and pay for, at a separate and additional valuation to be agreed between two valuers, one acting for each party, who will, failing agreement appoint an oversman, or failing agreement as to that appointment by the Chairman for the time being of the Royal Institution of Chartered Surveyors (Scottish Branch) the following:
1. All oils and fuels in store at cost.
2. The estate machinery and equipment.
3. Game rearing equipment.
An inventory of items will be available for inspection.

Brown &McRae
Anderson House, 9 - 11 Frithside Street, Fraserburgh
AB43 9AB
Tel: 01346 514761

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 estate and farm and appropriate care should be exercised at all times during inspection, particularly in relation to all livestock on the property.

Entry by arrangement, subject to the seller being granted a short term lease by the purchaser of all the lands at Coul until 28th May 2018 so that the seller may submit the 2018 IACS forms and claim the Basic Payment Scheme entitlements for 2018. Further details can be obtained from the selling agents.

Whilst we use our best endeavours to make our sales details accurate and reliable, if there is any point which is of particular interest and importance to you, please contact the Selling Agent 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, other than those of Crathie Lodge, were taken in 2017.

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
Tel: 01738 441825 - Email:

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.


Sold price history for PH20 in past 5 years


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Source acknowledgement: Contains data compiled by Registers of Scotland. For further information, please contact

Registers of Scotland is a government body responsible for compiling and maintaining property registers. 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.

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Property History

  • Property added on 1 July 2017
  • Property sold (STCM) on 5 January 2018
  • Property Under Offer on 5 August 2017
  • 5,119 Viewed this page
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