HOLME RO SECROY • INVERNESS

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HOLME RO SECROY • INVERNESS

Nairn 9 miles, Inverness Airport 4 miles, Inverness City Centre 10 miles

A delightful amenity estate, private and secluded yet within 10 minutes of Inverness Airport.

An A-listed Georgian Country House with 3 main reception rooms, 8 principal bedrooms, 4 bathrooms and including two 1st floor flats (4 bedrooms and 2 bedrooms respectively)

Three estate cottages (Gate Lodge and two detached dwellings)

Two further cottages requiring complete refurbishment

Formal gardens including sweeping lawns and a C-listed 1.8 acre former walled garden

Range of traditional and more modern farm buildings

Land consisting 185.42 acres of grass leys, 149.02 acres of woodland, 8.27 acres of rough grazing

About 1.35 miles of single bank salmon and sea trout fishing on the River Nairn with a 10-year average of 23 salmon and 2 sea trout

Exciting roe deer stalking opportunities and potential to establish a pheasant shoot

Former home of Scottish Secretary of State hosting meetings with 3 Prime ministers

For sale as a whole

About 357.97 Acres (144.87 Ha)

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Situation

Holme Rose is situated in a private position within the attractive Nairn Valley, not far from the Moray Firth coastline and conveniently close (4 miles) to Inverness airport.

The attractive coastal town of Nairn is only 9 miles to the northeast and is a popular holiday destination. It has a good selection of local services including a range of shops, art gallery, two museums, cafes and restaurants. There is a lovely beach and recreational facilities including a renowned golf course, a sports centre, swimming pool, cricket pitch, tennis club and riding centre. The harbour is a focal point of the town and is home to a small fishing fleet, marina and sailing club. There is primary and secondary schooling, with Gordonstoun Independent School 30 miles away.

The city of Inverness is only 10 miles away and has all the facilities expected of the Highland’s capital including supermarkets, retail parks, cultural and medical facilities. There is a train station with regular services to Aberdeen, Perth and Edinburgh together with a sleeper service to London. Inverness airport offers regular flights to London, Bristol, Manchester, Birmingham, and other UK and European destinations.

As well as the sport on the estate itself, the surrounding area has plenty of sporting opportunities with salmon and sea trout fishing on the Rivers Nairn, Findhorn and Spey all within easy reach. Driven grouse and pheasant shooting are available to rent on surrounding estates. The beautiful Spey valley with its Whisky trail and skiing at the Lecht in the Eastern Cairngorms is 53 miles away. The surrounding coastline has many sandy beaches including Findhorn Bay and the Moray Firth offers sailing, windsurfing, sea angling and dolphin watching trips from Nairn.

For the golfer, there are two championship courses at Nairn, together with Castle Stuart Golf links and further afield at Royal Dornoch.

There are plenty of cultural and historic sites to visit in the surrounding area including Fort George, Brodie Castle and Cawdor Castle.

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Historical Note

Holme Rose (Holme meaning farm), is located adjacent to Kilravock Castle, the traditional seat of the Rose clan from which Holme Rose takes its name. The Estate was sold in the 1930s to Brigadier James Stirling of Fairburn before being purchased by Lord Campbell of Croy in 1969, father of the current owner, and Secretary of State for Scotland in the early 1970s. At Holme Rose, Lord Campbell hosted many senior British and international politicians including three Prime Ministers, various US senators and European royal family.

The original farmhouse was built in the mid-18th Century. In 1820, Colonel Rose added the classical Georgian front using locally sourced attractive ‘Nairn’ pink sand stone.

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Description

Nestled within the Nairn Valley, Holme Rose is an attractive residential and amenity estate close to the Moray Firth, with lovely views overlooking the policies towards the Nairn River. Situated at its core, is the very attractive Holme Rose House. The house is an excellent example of Georgian symmetry. It boasts an elevated position and includes 3 reception rooms, 8 principal bedrooms and 4 bathrooms, as well as two flats with a further 6 bedrooms. In addition to the Gate Lodge, there are four further estate cottages, two of which require refurbishment. The formal gardens are laid out surrounding the main house, and they also include a wonderful C-listed 1.8 acre former walled garden, over which two of the cottages overlook.

The estate also has a range of traditional and more modern farm buildings.

The surrounding land at Holme Rose is gently sloping and from the haugh land by River Nairn it rises from 60 metres to about 100 metres above sea level at the north western boundary. Extending to approximately 358 acres in total, the land consists 185.42 acres of grass leys, 149.02 acres of woodland, 8.27 acres of rough grazing and 15.26 acres of gardens/buildings/river/miscellaneous ground.

The woodland comprises a mix of mature commercial woodland, amenity woodland and new plantings. It is not only a home for wildlife, but it also offers opportunities for roe deer stalking and the potential to create a small pheasant shoot.

The estate also includes 1.3 miles of single bank salmon and sea trout fishing on the River Nairn with a 10-year average of 23 salmon and 2 sea trout. The estate has the right to fish 2 rods. In recent years the Nairn Angling Association has had a lease over the beat.

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Holme Rose House

The main house is accessed from the west, via a private tree-lined driveway and terminates in a gravel parking area to the front. From its elevated position, the house has wonderful uninterrupted south easterly views over the surrounding policies down to the river. It is understood that the house dates back to the 1800s, and is built of pink sandstone.

Steps lead up to an impressive portico entrance supported by a pair of Doric columns. Internal features include the impressive main reception rooms (drawing room and dining room) both with open fireplaces, decorative cornicing, large sash-and-case windows with working shutters and complete with a ceiling rose. The accommodation is laid out over three floors as follows:

Ground Floor: entrance hall, inner hall with living room (with wood burning stove), garden room, drawing room (with open fireplace), dining room (with open fireplace), kitchen (with aga), wine cellar, flower room, secondary kitchen, store room, study, drying room, cloak room, sitting room and office (with open fireplace).

First Floor: galleried landing (with cupola above), two bedrooms, bathroom, W.C, pantry. Two flats including:

East Flat – 4 bedrooms, kitchen, sitting room and bathroom West Flat – 2 bedrooms, kitchen, sitting room and bathroom

Second Floor: landing, six further bedrooms, three bathrooms and W.C

Third Floor: Two attic rooms

The house is served by three oil-fired boilers which are located in the basement. Two of the boilers provide the heating, whilst the third provides the hot water.

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Boiler Room4.40m x 4.30m(14'5" x 14'1")

Oil Tanks4.40m x 4.30m(14'5" x 14'1")

Wine Cellar4.20m x 4.20m(13'9" x 13'9")

Dining Room9.07m x 5.94m(29'9" x 19'6")

Kitchen5.40m x 4.50m(17'9 x 14'9")

Hall

Larder2.70m x 2.30m(8'10 x 7'7")Wine Cellar

2.60m x 2.10m(8'6'' x 6'11")

Pantry4.50m x 2.70m(14'9 x 8'10")

Old Kitchen6.70m x 4.50m(22'0 x 14'9")

Sitting Room5.30m x 4.50m(17'5 x 14'9")

Drying Room3.10m x 1.20m(10'2 x 3'11")

WCWC

Library9.30m x 4.40m(30'6 x 14'5")

Study4.40m x 4.40m(14'5" x 14'5")

Sun Room4.60m x 2.49m(15'1" x 8'2")

Drawing Room9.95m x 5.95m(32'8" x 19'6")

Hall

Entrance Hall

Gun Room3.30m x 2.80m(10'10 x 9'2")

Bedroom5.90m x 5.60m(19'4" x 18'4")

Bedroom5.40m x 4.50m(17'9" x 14'9")

Bedroom4.40m x 3.30m(14'5" x 10'10")

Bedroom4.70m x 4.20m(15'5" x 13'9")

Bathroom4.40m x 3.34m(14'5" x 10'11")

Bedroom5.97m x 5.59m(19'7" x 18'4")

Bedroom5.00m x 4.50m(16'5" x 14'9")

Bathroom3.10m x 2.00m(10'2" x 6'7")

WC

C

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WC

4.10m x 4.00m(13'5" x 13'1")

10.00m x 4.00m(32'10" x 13'1")

Sitting Room5.40m x 4.50m(17'9" x 14'9")

Bedroom4.50m x 3.54m(14'9" x 11'7")

Bedroom5.30m x 3.20m(17'5" x 10'6")

Bedroom3.20m x 2.30m(10'6" x 7'7")

Bedroom4.50m x 2.30m(14'9" x 7'7")

Bathroom3.30m x 3.20m(10'10" x 10'6")

Kitchen3.30m x 2.20m(10'10" x 7'3")

Kitchen3.20m x 2.90m(10'6" x 9'6")

Bathroom3.30m x 3.10m(10'10" x 10'2")Bedroom

4.60m x 4.50m(15'1" x 14'9")

Bedroom4.70m x 3.30m(15'5" x 10'10")

Sitting Room4.50m x 4.50m(14'9" x 14'9")

Bedroom5.70m x 4.40m(18'8" x 14'5")

Bathroom3.20m x 2.10m(10'6" x 6'11")

WC StoreRoof Light Bedroom

4.40m x 3.20m(14'5" x 10'6")

C

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Cup

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C

C

CC

C

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First FloorApproximate Floor Area

347.38 sq. m(3739 sq. ft)

Ground FloorApproximate Floor Area

623.65 sq. m(6712 sq. ft)

Second FloorApproximate Floor Area

274.13 sq. m(2950 sq. ft)

Attic/Third FloorApproximate Floor Area

71.14 sq. m(765 sq. ft)

CellarVaulted Ceilings, Max Height 2.5m (8’2”)

Approximate Floor Area59.34 sq. m(638 sq. ft)

Water Tank

Max Height 1.8mMax Height 1.8m

West Flat East Flat

Approximate Gross Internal Area (Excluding Cellar): 1313.3m sq (14,166 sq ft)

This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important

Notice on the last page of the text of the Particulars.

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Gardens and Outbuildings

To the rear of the house there is a timber garage together with a number of other outbuildings. Surrounding the house, the formal gardens are laid to lawn with planted borders and flanked by mature amenity woodland including both driveways. There is also an eastern driveway which passes the front of the house and leads down to the river with the B-listed Holme Rose bridge.

A short distance to the south, there is an attractive C-listed former walled garden which extends to about 1.8 acres. The ground is all currently laid to grass but offers a wonderful opportunity to be used as a garden. It also incorporates two adjoining potting sheds.

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Estate Houses

West LodgeLocated by the main entrance, the attractive Gate Lodge is constructed of rendered stone beneath a pitched slate roof. A flat roof extension has been added to the rear more recently. The accommodation is as follows:

Dining kitchen, sitting room (with wood burning stove), two bedrooms and bathroom.

Surrounding the lodge there is a private enclosed garden together with a Summerhouse. West Lodge is currently vacant.

Holme Rose Cottages 1 & 2Situated about a short distance to the south of the main house, albeit not visible from there, are numbers 1 and 2 Holme Rose Cottages. They are understood to date back to the early 1900s, and adjoin the grade C-listed walls of the walled garden.

Holme Rose Cottage no. 1 is detached and is of rendered stone construction beneath a pitched slate roof. The accommodation includes:

Hall, studio kitchen, utility area, sitting room, two bedrooms and bathroom.

There is a well maintained garden to the front and side as well as a smaller section to the rear forming part of the walled garden.

The cottage is currently vacant.

Holme Rose Cottage no. 2 is of similar construction together with a more recently constructed timber extension. The cottage was fully renovated in 2013 and the accommodation includes:

Ground Floor: hall, dining kitchen with sitting area (with wood burning stove), utility room, bedroom with ensuite bathroom.

First Floor: landing, two bedrooms and bathroom.

Sliding doors from the sitting room lead out to a fenced section of the walled garden. The cottage is let under a Short Assured Tenancy.

Holme Rose Cottages 3 & 4Situated a short distance to the west of the walled garden, there are two further detached cottages next to each other. Both cottages require complete refurbishment. The accommodation is as follows:

No. 3 – hall, kitchen, sitting room, 2 bedrooms and 2 attic bedrooms

No.4 – hall, kitchen, sitting room, 2 bedrooms and a timber outhouse.

West Lodge Holme Rose Cottage 1 Holme Rose Cottage 2 Holme Rose Cottages 3 & 4

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Estate Buildings

Next to the walled garden and cottages there is a range of traditional and more modern farm buildings. These include:

• Substantial traditional steading comprising of various workshops, stores, cart sheds and byres.

• General Purpose Shed: Steel portal frame with concrete floor and fibre cement roof (27m x 30m).

• Dutch Barn: Timber pole with earth floor under a corrugated roof (6m x 24m).

• Workshop/Cart Shed: Timber built store with earth floor and corrugated roof (6m x 20m).

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Farmland and Woodland

The land holding at Holme Rose extends to about 358 acres in total. It consists 185.42 acres of grass leys, 149.02 acres of woodland, 8.27 acres of rough grazing and 15.26 acres of gardens/rivers/buildings/miscellaneous ground.

The farmland includes twelve main fields of grass leys and quality pasture, all of which can be accessed either off an internal estate track or the main road. Some of the ground is currently sown in temporary grass leys but it has previously been in arable crop production (see Farming System).

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The woodland at Holme Rose is a real feature and is a mixture of mature broadleaf along the riverbank and east and west driveways, together with some more commercial blocks. An obligation to replant an area at Dallaschyle will be carried out by the vendor in the Autumn of 2019. There are also three small blocks of woodland at the north end of the Estate, which are potentially ready for felling.

The eastern driveway gives pedestrian and light vehicle access to the Dallaschyle wood via the Holme Rose bridge.

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The Estate Fishings

The estate also includes 1.3 miles of single (left) bank salmon and sea trout fishing on the River Nairn. The season runs from the 3rd March until the 7th October. The local Nairn Angling Association have taken the Holme Rose beat in recent years and currently have rights over 6 miles of the river covering 4 beats and 34 named pools from the Holme Rose beat through to Nairn. Often referred to as “The Little Gem”, for a little river, it can be very productive, with some exciting fly water and with salmon up to 20lbs and sea trout up to 6lbs being caught during the season. Holme Rose beat has a 10-year average of 23 salmon and 2 sea trout. The River Nairn is classed as a Grade 1 river for 2019 by Marine Scotland.

The Holme Rose beat includes six named pools. The fishings start 400 metres below the Cantray Bridge. The first pool is just below the start of the beat marker and is called the Layby. Next comes the Garden pool a few hundred metres downstream, followed by Holme Rose, Boulder Pool, Holly Tree and finally the last pool on this beat, is the Old Bridge, a deep hole underneath the bridge.

The 10-year catch records are enclosed below.

Catch RecordsYear Salmon/

GrilseSea Trout

2009 44 2

2010 50 4

2011 18 2

2012 24 3

2013 10 0

2014 12 0

2015 17 3

2016 13 1

2017 29 6

2018 17 2

Total 234 23

10-year average 23 2

5-year average 17 2

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Farming System

The farmland at Holme Rose extends to about 194 acres in total, and is a mixture of grass leys and some rough grazing. The majority of the land is classed as grade 32 according to the James Hutton Institute, but the most fertile land is next to the River, some of which is graded as class 2. The land was previously used for arable production.

In recent years, the farmland has all been let to a local grazier on an annual grazing agreement. The land is currently all down to grass and is grazed by livestock or used for silage / fodder production. The current grazing agreement will terminate on the 15th September when vacant possession will be available.

Sporting

As well as the salmon fishing available on the estate, the woodland offers opportunities for Roe Deer stalking. Typically, 15 to 20 bucks could be culled each year.

The varied terrain would also offer the opportunity to a purchaser to create a small pheasant shoot. There are also opportunities for rough shooting for woodcock and snipe, as well as wildfowling next to the river.

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General

Residential Schedule Property Occupancy Services Council Tax/Rating EPC RatingHolme Rose Vacant Mains electricity, mains water, oil-fired central heating and private drainage H FWest Lodge Vacant Mains electricity, mains water, oil-fired central heating and private drainage D DNo.1 Holme Rose Vacant Mains electricity, mains water, electric panel heating and private drainage C GNo. 2 Holme Rose SAT Mains electricity, mains water, electric panel heating and private drainage C GNo. 3 Holme Rose Vacant - C -No. 4 Holme Rose Vacant - C -

DirectionsFrom Inverness, travel east along the A96 signposted for the airport/Nairn and Aberdeen. Continue for about 7 miles until you reach the airport roundabout. Turn right signposted for Croy. At the T-junction by Croy primary school turn right onto the B9006 and shortly afterwards turn right onto the B9001. After about 0.25 of a mile take the first left signposted for Galcantray. Continue for just over 0.5 mile, and at the fork, veer left past the Gate Lodge onto the western driveway. On the driveway ignore the first fork and at the second fork veer left and continue straight on until reaching the main house.

Designations/ListingsThe estate has the following listings:

• Holme Rose House is A-listed• The Gate Lodge and gate piers are B-listed• Holme Rose Walled Garden is C-listed• Holme Rose Bridge is B-listed

Agri-environmental SchemesAll of the land is registered by the Agricultural, Food and Rural Committee in Rural Payments and Inspections Directorate (AFRC-RPID) under the code 608/0035.

The Estate currently holds 69.43 units of Region 1 and 0.33 units of Region 2 Entitlements.

The Basic Payment for the estate will be included in the purchase price and will be transferred to the purchaser at completion. The estate received a payment of £15,021 in 2018.

The 2019 payments will be retained by the vendors.

The estate is currently within a species rich grassland creation and management agreement. This provides an income of about £3,500 per annum up until 2024. The management agreement will be transferred to a purchaser.

Travel ArrangementsAirportInverness Tel: 01667 464000

Railway StationsInverness and Nairn Tel: 0800 912 2901

General Rail Information www.nationalrail.co.uk/stations Tel: 08457 48 49 50

Car HireAvis Tel: 0990 900500Europcar Tel: 08457 222525

Solicitors Macandrew & Jenkins, 5 Drummond Street, Inverness, IV1 1QF Tel: 01463 723500 Email: James@macandrewjenkins.co.uk

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Local Authority AFRC Highland Council Longman HouseKintail House 28 Longman RoadBeechwood Park InvernessInverness IV1 1SFIV2 3BW Tel: 0300 244 4968Tel: 01349 886608

Forestry CommissionInverness Business Park 1 Highlander Way Inverness IV2 7GBTel: 0300 067 6000

Fishery Board LevyThe current levy equates to an annual payment of £896 to the Nairn District Salmon Fishery Board (NDSFB).

EntryEntry is available by arrangement with the seller.

Household ContentsThe fitted carpets and curtains of the main house will be included in the sale. A selection of additional items of furniture may be available to a purchaser at a separate and additional price.

Sporting RightsThe sporting rights are in-hand. The fishings are currently let to the Nairn Angling Association on an annual basis.

Timber and MineralsAll standing and fallen timber and the mineral rights are included in the sale insofar as they are owned.

ForestryThere is an area of Dallaschyle woodland that was felled and has a deadline for replanting by December 2019. It is anticipated that the current owner will undertake the replanting obligations this autumn.

Servitude Rights, Burdens, Wayleaves, Statutory Public and other Rights of Access The property is sold subject to and with the benefit of all existing servitude and wayleave rights, including rights of access and rights of way, whether public or private.

Health and SafetyGiven the hazards of an estate we ask you to be as vigilant as possible when making your inspections, for your own personal safety.

ViewingStrictly by appointment with the Joint Sole Agents Knight Frank (tel: 0131 222 9600) and Galbraith (tel: 01463 224343).

OffersOffers 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.

Overseas Purchaser(s)Any offer(s) by a purchaser who is resident outwith the United Kingdom must be accompanied by a guarantee from a bank that is acceptable to the seller.

Closing dateA closing date for offers may be fixed and prospective purchasers are urged to note their interest formally to the selling agents. The seller reserves the right to conclude a bargain for the sale of any portions of the subjects of sale 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.

Conditions of Sale1. Title The subjects are sold under the conditions in the Title Deeds, rights of way (if any), water

rights affecting the same, whether shown in the Title Deeds or not. They will be sold as possessed by the Seller and no warranty is given.

2. Deposit On conclusion of missives a deposit of 10 per cent of the purchase price will be paid with

the balance due at the date of entry. This deposit will be non-returnable in the event of a purchaser failing to complete the sale for reasons not attributable to the Sellers or their agents.

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Acreage Schedule Field No. Grass Leys Woods RG Misc Total

1 4.05 4.052 1.78 1.783 11.07 11.074 0.67 0.675 16.16 16.166 10.80 10.807 5.36 5.368 19.00 19.009 9.61 0.10 9.7110 18.36 0.02 18.3811 0.12 0.03 0.1512 0.10 1.56 1.6613 1.98 0.07 2.0514 0.12 0.1215 16.01 0.45 16.4616 11.93 11.9317 3.66 0.61 4.2718 10.30 10.3019 0.37 0.3720 1.78 1.7821 1.88 1.8822 1.78 0.17 1.9523 13.64 0.02 13.6624 3.83 3.8325 10.35 10.3526 1.11 1.1127 2.94 0.03 2.9728 2.22 2.2229 8.25 8.2530 6.03 6.0331 13.79 13.7932 2.13 0.02 2.1533 15.17 15.1734 2.92 0.02 2.9435 2.92 2.9236 0.57 0.5737 0.52 0.5238 10.28 10.2839 13.31 0.08 13.3940 0.86 0.8641 2.40 2.4042 2.82 2.8243 28.02 0.03 28.0544 2.52 2.5245 47.64 47.64

Misc 13.63 13.63Total 185.42 149.02 8.27 15.26 357.97

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Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors.

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (”information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s)or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Particulars dated July 2019. Photographs dated XXXXX 2019. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to marketing.help@knightfrank.com or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address.

Connecting people & property, perfectly.

This Plan is based upon the Ordnance Survey Map with the sanction of the

Controller of H.M. Stationery Office. Crown Copyright reserved. (ES763454).

This Plan is published for the convenience of Purchasers only. Its accuracy is not

guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

Knight Frank Edinburgh 80 Queen Street Edinburgh EH2 4NFknightfrank.co.uk

Galbraith Inverness 17 Old Edinburgh Road Inverness IV2 3HFgalbraithgroup.com

Tom Stewart-Moore0131 222 9600 edinburgh@knightfrank.com

John Bound01463 224343 inverness@galbraithgroup.com

Please contact. Please contact.