THE STOBO ESTATE€¦ · Buchan Way runs through the estate as it winds its way between Broughton and Peebles. John Buchan himself wrote vividly about walking through this wonderous

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+44 (0)131 222 9600Knight Frank Edinburgh

80 Queen StreetEdinburgh EH2 4NF

[email protected]

+44 (0)20 7629 8171Knight Frank Country Department

55 Baker StreetLondon W1U 8AN

[email protected]

“ Its ageless hills and waters laid a spell on me which has never been broken. I asked for nothing better than

to spend my life by the Tweed” JOHN BUCHAN

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Peebles 6 miles, Broughton 6 miles, Moffat 27 miles, Edinburgh 28 miles, Edinburgh Airport 30 miles, Glasgow Airport 57 miles

Lot 1: Stobo Estate (About 1,363.83 Acres)Principal house with 3 reception rooms, 6 bedrooms and 4 bathrooms. Courtyard and outbuildings containing a further 2 cottages

12 estate cottages | In-hand livestock farming enterprise based at Home Farm with a range of modern buildings. Further outlying agricultural buildings Land including 765 acres pasture,103 acres hill ground, 411 acres of woodland and forestry | Loch with boat house and fishing hut

Renowned Sika Stalking and Roe Stalking | Excellent pheasant shoot and duck flighting pondsCommercial and amenity woodland with further woodland creation potential

Lot 2: Stobo Mill and Power House (About 0.96 acres)Beautiful former mill built over 3 storeys. Additional single-storey former powerhouse. Paddock. Frontage to the Weston Burn

Lot 3: Castle Lake and Japanese Water Gardens (About 9.48 acres)An early 20th Century Japanese style water garden with a range of exotic waterside trees and shrubs and a 60 foot waterfall.

At its head is the beautiful Castle Lake which is stocked with rainbow trout

Lot 4: The Castle Park (About 40.77 acres)A designed landscape of mature parkland with specimen trees amounting to around 40 acres

Lot 5: Stobohope (About 2,337.61 acres)Stobo Hopehead Cottage: 2 bedrooms, 2 further rooms, kitchen. In need of complete refurbishment. Opportunity for off grid living

A large block of hill ground in a very beautiful, secret and private location | A landholding with scale offering tree planting or rewilding opportunities subject to permissions Access to an approved timber transport route | Potential to restore walked up grouse shooting

Lot 6: Easterknowe Farm (About 24.28 acres)An attractive family house in an elevated position overlooking the upper Tweed Valley | 6 bedrooms, 4 bathrooms, 3 reception rooms

Walled garden and traditional outbuildings | Converted barn comprising, office, bathroom, large reception room, mezzanineAbout 22 acres of pasture

Lot 7: Land at Easterknowe (about 107.76 acres)107 acres of excellent pasture and mowing ground | Road access | Well fenced and water to all fields

For sale as a whole or in 7 lots

About 3,884.69 Acres (1,572.13 Ha)


SITUATIONThe Stobo Estate lies in the Upper Tweed Valley, in the heart of the Upper Tweeddale National Scenic Area within the Scottish Borders. The River Tweed meanders through the landscape, characterised by lowland pasture interspersed with prominent hillside woodlands flanked by the heather clad, round topped hills.

Situated beyond the main transport arteries of southern Scotland it remains a genuinely peaceful rural area. Its central location provides an excellent combination of privacy and peace as well as convenient access to Edinburgh, which can be reached by car in under an hour.

Edinburgh provides all the facilities and amenities you would expect from a capital city including many private schools, hospitals, railway stations, international airport, theatres, galleries and sporting venues. Private schooling can also be found at Belhaven School in Dunbar (50 miles) or St Mary’s School in Melrose (28 miles).

The Royal Burgh of Peebles is located some 6 miles downstream from Stobo in the Tweed Valley. It offers a wide range of facilities including supermarkets, garages, petrol station, banks, shops, restaurants, public swimming pool, GP surgery and the Haylodge Hospital, agricultural merchants and sports facilities. The Eastgate Theatre has year-round performances of music, drama, lectures and classes. Peebles hosts four festivals, the most famous being the Beltane Festival. In addition, there is the Peebles Arts festival, the Tweedlove Bike Festival and Imaginarium. The Peebles Agricultural Society host an annual show which is very popular. The town has three Primary schools and Peebles High School is the largest secondary school in the Scottish Borders.

The village of Broughton lies 6 miles west of Stobo straddling the A702 Edinburgh to Moffat road. The village has a tearoom/bar, village store, garage, school and a local brewery (Broughton Ales).

The market towns of Biggar and Moffat are also relatively close. Biggar hosts a significant annual agricultural show. To the south, the M74 can be reached at Moffat some 40 minutes by car. Lockerbie, within an hour, to the south has a mainline railway station with direct services to London Euston (3 hours 44 minutes).

There are a great variety of recreational activities to enjoy in the area. The stunning scenery and varied topography make for excellent hill walking. The John Buchan Way runs through the estate as it winds its way between Broughton and Peebles. John Buchan himself wrote vividly about walking through this wonderous part of the world. As well as hill walking, the area is famous for its mountain biking. The Glentress Forest is a mountain biking mecca, located 3 miles beyond Peebles. The exceptional array of trails caters for all abilities of rider.

Beyond that already available on the estate, first class driven and walked up grouse shooting can be found on nearby estates. The River Tweed, one of the world’s most renowned Salmon rivers, runs past the estate. Fishing for salmon and sea trout is all within walking distance. The estate lies within the hunt country of the Lauderdale Foxhounds. Regular race meetings are held at Kelso, Hamilton Park (Glasgow) and Musselburgh (Edinburgh).

There are Golf Courses at Innerleithen, West Linton and Cadrona. The links golf courses of East Lothian are within a one hour drive by car. Peebles itself has a Harry Colt designed 18-hole golf course.

For those seeking more sedate activity the Dawyck Botanic Gardens are situated 2 miles from Stobo. This 5 Star garden has one of Scotland’s finest tree collections including some of Britain’s tallest and oldest trees. Much of the planting is mirrored within the Water Garden at Stobo.

The well renowned Stobo Castle Health Spa is situated in the old estate house on the edge of the estate. It offers first class facilities.

DESCRIPTIONThe Stobo Estate comprises a remarkable landscape filled with a diverse range of features that contribute firstly to its unique beauty and secondly to its assorted income streams. Its enviable location in one of the most sublime, unspoilt and coveted valleys in the UK and within an hour of Edinburgh make it one of the finest Scottish estates to be offered to the market in recent times.

The estate extends to 3,884 acres and offers the buyer the opportunity to purchase the best of what Scottish estates have to offer: various businesses with development potential, recreation, sport, a handsome, historic and mature landscape (readily accessible to the capital city) in a stunning situation.

The estate includes two principal houses; The Home Farmhouse and Easterknowe Farmhouse. In addition, there is a portfolio of fifteen houses and cottages which are let out on tenancies or are occupied by staff. Planning potential (subject to permissions) exists on other estate buildings and locations.

A principal modern steading at the Home Farm and a modern sheep shed with stock handling facilities serve the in-hand livestock farming business. The farmland includes 765 acres of pasture and an extensive area of hill ground.

Superb sporting opportunities are to be found at Stobo. These include Sika deer stalking, a fine driven pheasant shoot, excellent trout fishing on the estate’s two lakes and duck flighting on the outlying ponds. In addition the owners have, in the past, walked up grouse on the hill ground at Stobohope. The extensive estate road network provides superb walking and mountain biking.

At the heart of the estate lies the splendid Castle Lake and exquisite Japanese Water Gardens. Developed a century ago and lovingly maintained ever since, these are a great attraction. They can either be enjoyed privately or could be combined as part of a wider tourism business.

The estate benefits from considerable native and commercial forestry plantations. These are of mixed ages and extend to 444 acres in total. The forestry on the estate and the hill ground could be considerably extended with further planting (subject to the necessary consents). Alternatively, it does offer obvious rewilding potential.


LOT 1: THE STOBO ESTATE (ABOUT 1,363.83 ACRES)The Stobo Estate is centred on the Home Farm. It is a well-balanced and attractive agricultural, residential, sporting and forestry estate.

Stobo Home FarmThe Home Farmhouse was built in circa 1805 as the Factor’s House for Stobo Castle. It is a handsome, Georgian, stone-built house with a baronial tower, added in the mid to late 19th Century. Approached up a quarter mile long drive, it is positioned above the Weston Burn and is surrounded by its traditional Steading. The accommodation consists of the following:

Ground floor: Kitchen, three reception rooms including a large drawing room and a conservatory, various domestic rooms. Large utility room.

First floor: Master bedroom suite with dressing room and bathroom. Guest bedroom (former drawing room) family bathroom. Further guest bedroom with child’s room/dressing room and ensuite bathroom.

Second floor: Two double bedrooms and a bathroom.


STOBO HOME FARMApproximate Gross Internal Floor Area

406.10 sq.m/4,371 sq.ft.

STOBO HOME FARM STEADING

The gardens surround the house to the front and are principally laid to lawns with borders. Within the courtyard to the rear there is a pretty sunken garden.

The courtyard is formed of the farmhouse to the south, various stores to the west, further stores and the two bedroom Steading Cottage to the north, the old Estate Office and further stores to the east. The courtyard could (subject to planning permission) be reformed to create further accommodation as part of or as well as, Home Farmhouse. The entire courtyard is built of stone under slate roofs.

The traditional steading is completed by a further range of buildings comprising garages, stores and Home Farm Cottage. Home Farm Cottage is single storey and consists of two bedrooms, a reception room, kitchen and bathroom.

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RESIDENTIAL PORTFOLIOThe Stobo Estate benefits from an attractive portfolio of houses and cottages. These are either occupied by staff or are let on residential tenancies. They are spread throughout the estate in delightful surroundings.

1 The Mill Cottage: Two storey stone-built cottage under a tile roof consisting of three bedrooms, a reception room, kitchen and bathroom. Let on an Short Assured Tenancy (SAT).

2 Lake House: A single storey cottage built in the 1970s. Timber framed construction and rendered. Four bedrooms, reception room, kitchen, bathroom and shower room. Let on a SAT.

3 Coshbog: One and a half storey stone-built cottage consisting of three bedrooms, reception room, kitchen and bathroom. Stone-built former kennel outbuildings. Let on a SAT.

4 Sawmill Cottage: One and a half storey stone-built cottage. three bedrooms, two reception rooms, kitchen, bathroom. Wooden garage and stores, brick-built kennel block. Let on a Service Occupancy to the gamekeeper.

5 South Lodge: Single storey lodge cottage located at the foot of the Stobo Castle drive. Constructed of stone and consisting of a bedroom, reception room, kitchen, bathroom and attic. Small private garden. Let on an Assured Tenancy.

6 1 Harrow Cottages: Detached single storey stone-built cottage. three bedrooms, reception room, kitchen, bathroom. Let on a Service Occupancy to the Farm Manager.

6 2 Harrow Cottages: One and a half storey detached, stone-built cottage. Brick front porch. Three bedrooms, reception room, kitchen, bathroom, two attic rooms. Let on a SAT.

6 3 Harrow Cottages: Single storey stone-built semi detached cottage. Recently upgraded, the accommodation consists of two bedrooms, reception room, kitchen, bathroom. Let on a SAT.

6 4 Harrow Cottages: Single storey semi detached cottage consisting of two bedrooms, reception room, kitchen, bathroom. Let on a SAT.

7 1 Burnside Cottages: One and a half storey, semidetached, stone-built cottage. Three bedrooms, kitchen, bathroom and reception room. Private garden and burn frontage. Recently upgraded accommodation. Let on a SAT.

7 2 Burnside Cottages: One and a half storey, semidetached, stone-built cottage. two bedrooms, kitchen, bathroom and reception room. Private garden and burn frontage. Recently upgraded accommodation. Let on a Private Residential Tenancy.

8 Stobohope Cottage: One and a half storey stone-built cottage consisting of two bedrooms, reception room, kitchen, bathroom, shower room and two attic rooms. Stone built outbuildings. Let on a Private Residential Tenancy.

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FARMINGThe in-hand farm is based at the modern Steading at the Home Farm. It is a traditional upland livestock system. Until recently the business consisted of a grass-fed Aberdeen Angus suckler herd of 65 cows and 25 heifers with calving carried out indoors. The herd has recently been dispersed.

Presently the farm operates a flock of 546 Scotch Mule (Blackface x Blue Face Leicester) ewes and 128 hoggs. In addition there is a flock of 197 South Country Cheviot ewes and 71 hoggs. Lambing takes place in late March (indoors) with the lambs sold as stores in the autumn. The land lies between 590’ (180m) and 1870’ (570m) above sea level. The average annual rainfall is 38 inches. The land type and quality vary from land capable of growing limited arable crops and grass leys to rough hill. The James Hutton Institute has prescribed the following classification range: 4.1 – 6.3. A long lease exists in favour of a third party over the field due south of Stobo Castle. This is hatched in the sale plan.

There are two steadings which comprise the following:

Home Farm Steading- Cubicle house (150’ x 80’) – steel portal frame, asbestos and corrugated

profile sheeted roof. Timber clad, block walls;

- Dutch barn (60’x15’) – steel frame with corrugated iron roof and cladding and additional lean-to (60’x18’);

- Dutch barn (60’x15’) – steel frame with corrugated iron roof and cladding. Block rear wall and divisions;

- General purpose shed (135’x45’) – steel portal frame, block walls, timber and corrugated profile sheet cladding and corrugated profile sheet roof with hardcore floor;

- General purpose shed (90’x45’) – steel portal frame, block walls, corrugated profile sheet cladding and roof, concrete floor;

- Lean-to (45’x30’) – steel portal frame, block walls, hardcore floor, corrugated profile sheet cladding and roof;

- Cattle court (105’x65’) – steel portal frame, block walls, corrugated profile sheet roof, concrete floor and central feed passage;

- Enclosed silage pit (105’x30’) – steel portal frame, block walls, timber cladding, and corrugated profile sheet roof with concrete floor;

- Sheep shed (120’x30’) – steel portal frame, corrugated iron roof and timber clad, hardcore floor;

- Open slurry store – block and concrete construction;

- External handling facilities.

Stobohope SteadingSheep shed. (90’x40’) – steel portal frame, timber cladding, corrugated metal sheet roof, hardcore floor;

Sheep fank and handling facilities.

Harrow fankTimber built sheep handling facilities in the Harrow glen. Hardcore floor.

The vendors are supported in the business by a working farm manager and seasonal labour.

The farm has good infrastructure and benefits from a network of internal roads. All grazing fields have access to water and the fencing is generally stockproof.


WOODLAND AND FORESTRYThe woodland and forestry at Stobo not only add to the beauty of the estate but they also provide a valuable contribution to its biodiversity, its sporting heritage and its commercial revenue stream.

In total there are approximately 411 acres/166 ha of woodlands and forestry. A good balance exists between commercial crops and native species and both contribute to the amenity of the estate.

Beautiful mixed broadleaves and conifers (consisting of mainly Douglas Fir/Scots Pine and Larch) line the Easton and Weston Burns, this includes a sub-compartment of Poplar alongside the Weston Burn.

The plantations are well planned and positioned in between the estate’s productive grassland and were established predominantly between 1970 – 1990. Some compartments are on their second rotation. The principal commercial woodland is planted on and around Tarcreish Hill where a great majority of the species is made up of Sitka Spruce planted in the 1970s,1980s,1990s and 2000. The forestry is actively managed and there is a structured thinning and felling programme. Being in southern Scotland there is excellent access to markets for timber within a relatively short drive.

The estate has an ideal climate for growing timber. Its soils are principally brown soils and mineral gleys which are well suited to timber production if the forestry operation was to be extended.

The woodlands are accessed by an excellent network of internal roads that lead to the public highway in the valley. The B712 is classed as an Agreed Route for timber haulage by the Timber Transport Forum.

Further details including compartment schedules are available from the selling agents.


SPORTINGA resident herd of rare pure-bred Sika deer (originally introduced to Dawyck, a neighbouring estate at the turn of the 20th Century) has been at Stobo for many years. It is unusual to find pure bred Sika in the UK due to hybridisation. Stalking the Stobo Sika is therefore highly sought after. Sika are renowned for their repertoire of calls and this variety of vocalisations are used in different situations. In addition to the Sika stalking 6 Roe deer were taken last year.

Year Stags Hinds2015 5 312016 14 192017 6 272018 6 262019 12 14Ave 9 23

The owners have run a driven pheasant shoot at Stobo for several years. The excellent varied terrain and steep valleys provide exciting drives.

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In total there are currently eleven drives on the estate. Eight driven pheasant days are organised annually. Two days are let and the remaining six are retained by the vendors. One game keeper is employed by the estate. The estate has considerable scope to develop the sporting potential

There are three duck flighting ponds within the estate. They are located a good distance from one another and provide exciting evening Flighting.

Occasionally when stocks allow, walked-up grouse shooting can be provided on Stobohope. With more concerted management efforts this aspect of the estate could also be improved. Stobohope reservoir has, historically, been stocked with rainbow trout. Both the Stobohope reservoir and the Castle Lake have a population of wild brown trout. It is in a tranquil situation at the head of the Weston Burn and has its own picnic hut and jetty. The reservoir has been well maintained and is subject to the Reservoirs (Scotland) Act 2011. The reservoir was last inspected in 2019. As well as deer and game birds, Stobo is home to a wonderful array of wildlife including otters, red squirrels, Ospreys, Curlews, Blackcock and a host of wildfowl.


LOT 2: STOBO MILL AND POWER HOUSE (ABOUT 0.96 ACRES)Stobo Mill and Power House (built c.1804) present a buyer with a wonderful opportunity to create a spectacular home adjacent to the Weston Burn at the foot of the Japanese Water Gardens. The Mill was rebuilt as a granary following a fire in the early 20th century but retains an attractive front façade built of dressed stone. The Mill has a slate roof and is listed Grade B. Approached off the Stobo Castle drive the building has three levels and could, subject to obtaining the necessary

consense, provide excellent accommodation as a single house or separate units.

The Power House is an attractive single storey building constructed of stone under rosebery tiles. It was the former generator house to the Mill. It, too, could be converted to provide additional or separate accommodation to the Mill again, subject to obtaining the necessary consents. It also occupies a charming position next to the burn.

The conversion of the Old Mill and Power House to alternative uses would be subject to both planning permission and listed building consent.

Included in Lot 2 there is a small paddock at the front of the buildings and part of a former orchard to the rear.


LOT 3: CASTLE LAKE AND WATER GARDENS (ABOUT 9.48 ACRES)The serene Castle Lake sits at the foot of the Parks to the north of Stobo Castle. The centrepiece of the landscape design for the Castle it was created in the early 20th Century. It measures approximately 4.26 acres. It is fed from the Weston Burn which rises at the foot of Trahenna Hill. It is stocked with trout and provides entertaining fishing by boat or platform in the most beautiful of surroundings. There is a boathouse in need of some refurbishment. The Castle Lake is subject to the Reservoirs (Scotland) Act 2011 and was last inspected in late 2019. The fishing rights are let to a syndicate on an annual basis.


The outflow from the Castle Lake forms a spectacular 60 foot waterfall at the head of the Edwardian Japanese-style Water Garden. The Water Garden extends to approximately 4.21 acres. The Weston Burn was dammed to create the lake, which provided water for the garden, and both were completed in 1909. This was the creation of the then owner of the Castle, Hylton Philipson, a test match cricketer, with the assistance of garden designer Edward White.

The water garden is composed of a series of inter-linked and sluice-controlled pools, flowing waterways, cascades and rills. The garden can be navigated by winding paths, steppingstones and bridges, the most impressive of which is a recently rebuilt, hump-backed ‘japonaiserie’ style bridge, originally conceived by Edward White. The planting scheme features hardy natives (Beech, Hazel and Chestnut) along the upper levels of the gorge, while lower down, the water-side collection exhibits specimens typical of similar gardens of this scale and date. Among Rhododendrons and Azaleas are found a varied selection of acers, cherries and conifers with fine examples of the rarer Japanese natives - Japanese Umbrella Pines; Katsura trees; Japanese Horse Chestnut and an impressively tall Kalopanax.

A commercial arrangement is in place for its use by the Stobo Castle Health Spa which generates a useful income.

LOT 4: THE CASTLE PARK (ABOUT 40.77 ACRES)The Castle Park forms an important part of the designed landscape of the castle and compliments the lake, the approach to the Castle and the wider estate beyond. The parks are principally permanent grass interspersed with mature specimen trees.

The Castle Parks provide access to several parts of the estate and if sold as a separate lot will be subject to various access rights.


LOT 5: STOBOHOPE (ABOUT 2,337.61 ACRES)Stobohope is a significant parcel of upland grazing, moorland and hill. Situated beyond Lot 1 this landholding makes up the entire watershed of the Hopehead and Harrow Burns (both of which are tributaries to the River Tweed). The march runs along the following hills: Trahenna, Hammer Head, Broomyside, Green Law, Pyked Stane, Wether Law, Brown Dod, Flint Hill, Pirleiga Hill and Penvalla. It is a very private landholding which cannot be seen unless you walk into it or fly over it. The adjacent land use is predominately moorland and commercial forestry plantations.

LANDThe land rises from 250m to the cairn on Pyked Stane Hill at 570m. Stobohope has been used as grazing for the sheepflock and the heather has provided for walked up grouse shooting. The soils vary and are a mixture of brown soils, mineral gleys and mineral podzols. The ground is generally free draining. The Macaulay Institute classify the lower lying slopes as grade 5.2 – 5.3 land capable of use as improved grassland and the upper lying slopes grade 6.1-6.3 land capable of use as rough grazings.

WOODLAND CREATIONStobohope has excellent potential for woodland creation subject to the necessary consents. The Forestry Grant Scheme Climatic Site Suitability notes the following:

- Sitka Spruce – very suitable to suitable- Norway Spruce – very suitable to marginal- Scots Pine – suitable to marginal- Native Broadleaves – suitable to unsuitable

This beautiful landscape clearly has the potential for a more balanced land use through a mixture of increased biodiversity and woodland creation. Scottish Forestry have inspected the site as a potential woodland creation project.

The woodland at Stobohope mainly consists of Scots Pine.

In years gone by grouse were driven at Stobo Hopehead, the contours and elevations providing exciting sport. Recently the land management has been focussed on hill farming. There is a limited stock of grouse which could be nurtured, with more focussed land management practices, to provide walked up grouse shooting.

At the head of the valley sits Stobo Hopehead,a former shepherd’s cottage built of stone under a slate roof with a brick extension. It is one and a half storeys high and consists of two bedrooms, a kitchen, bathroom and two attic rooms. It has a private water supply, drainage and open fires. It is truly “off grid” and there is no electricity. Situated in the centre of the ground it has beautiful views over the landscape. The cottage is basic and requires refurbishment.

There is a former sheep fank and handling facilities adjacent to the cottage. Within the land holding there are nine enclosures/hill parks offering good grazing and amounting to 92 acres or thereby.

Stobohope is accessed from the B712 by leaving the highway at point X on the plan opposite the Stobo Village Hall. To access Stobo Hopehead turn left at the farm buildings and follow the broken red line on the estate plan along the track past Castle Lake through the Stobohope Steading to the gate at point Y. An access for forestry purposes will be granted for part of the hill (between Penvalla and Hammer Rig) through the adjoining forestry to the highway.


LOT 6: EASTERKNOWE FARM (ABOUT 24.28ACRES)Easterknowe Farm is a most delightful family house in an elevated position looking south east over the upper Tweed Valley. It is approached through stone gate piers up a long tarmac and tree lined drive from the B712.

This attractive house is built of rendered stone under a predominately slate roof. The accommodation is well laid out over two floors. The majority of the ground floor rooms are positioned around a generous staircase hall. The main reception rooms, including the morning room, dining room, conservatory, large drawing room and study look south east out over the lawns to the Tweed Valley immediately below.

The kitchen is at the rear of the house and enjoys a similarly beautiful outlook to the walled garden and the hills at the rear. There are various domestic rooms adjacent to the kitchen as well as a separate entrance/back door.

The elegant staircase leads to six bedrooms with four bathrooms (two of which are ensuite). Around the house on three sides are attractive, level lawns surrounded by borders or hedging. The owners have created the perfect modern walled garden. Built of local stone, it is made up of herbaceous


borders in four different “rooms”. The garden provides shelter and tranquillity, whilst still benefiting from far reaching views to the south over the valley to Pykestone Hill and The Scrape.

There is an additional courtyard garden which lies between two traditional outbuildings. It is laid to lawn and interspersed with cherry trees. One of the outbuildings is open and has been used as an external games room. Opposite this is a converted traditional steading building which forms, in part, a shoot lunchroom with kitchenette ( and mezzanine above), an external office and a bathroom. It provides excellent further accommodation. The lunchroom has French doors which open into the sheltered courtyard garden. The remainder of the traditional steading is made up of storage sheds.

To the rear of the steading there is good storage, service and composting space. It should be noted that the steading ownership was split in the past and the other half of it ( which is attached) is now residential accommodation owned by a third party.

Easterknowe Farm has a right of access to the rear of the former steading along the Burnside drive to the B712.

There are 22 acres of grazing which completes this excellent property. The two fields either side of the drive have separate road access. They are south facing and free draining. The fencing is stockproof and all the fields have water. They would be ideal for equestrian or agricultural uses.

Easterknowe Farm is an unusual offering. It consists of a wonderful family house that has been well cared for. It is in a beautiful position with excellent accommodation, it has a good acreage and is within commuting distance of Edinburgh.

EASTERKNOWE FARM STEADINGApproximate Gross Internal Floor Area

82.79 sq.m/890 sq.ft.

EASTERKNOWE FARMApproximate Gross Internal Floor Area

389.16 sq.m/4,188 sq.ft.


LOT 7: LAND AT EASTERKNOWE: ABOUT 107.76 ACRESA ring-fenced parcel of excellent pasture with road access onto the B712. The ground is south facing and free draining. It is stockproof, sheltered and has water to all the enclosures. Most of the ground is ploughable pasture and has been mown for silage. It is classified as Grade 4.1 and Grade 4.2 by the James Hutton Institute.

There is a hard road that provides access to the upper fields via the Burnside drive. There is a servitude right of access along this road to access the forestry immediately to the north. Maintenance is on a user basis.

GENERAL INFORMATION

Residential Schedule Property Occupancy Services Council Tax/ Rating EPC Rating

Home Farmhouse Vacant Mains electricity, oil fired central heating, private water supply, private drainage G G

Steading Cottage Short Assured Tenancy Mains electricity, oil fired central heating system, private water supply, private drainage, part double glazed B F

Home Farm Cottage SAT Mains electricity, oil fired central heating system, private water supply, private drainage, part double glazed D E

The Mill Cottage SAT Mains electricity, solid fuel heating, private water supply, private drainage, part double glazed E G

Lake House SAT Mains electricity, solid fuel heating, private water supply, private drainage, garaging F E

Coshbog Cottage SAT Mains electricity, solid fuel heating, private water supply, private drainage, outbuilding C F

Sawmill Cottage Service Occupancy Mains electricity, oil fired central heating, private water supply, private drainage, outbuildings, kennels E F

South Lodge Assured Tenancy Mains electricity, solid fuel heating, private water supply, private drainage C F

1 Harrow Cottages Service Occupancy Mains electricity, oil fired central heating, private water, private drainage, solid fuel stove, double glazing C E

2 Harrow Cottages SAT Mains electricity, solid fuel heating, private water, private drainage C G

3 Harrow Cottages SAT Mains electricity, oil fired central heating, solid fuel stove, private water, private drainage, double glazing C E

4 Harrow Cottages SAT Mains electricity, solid fuel heating, private water, private drainage, double glazing C E

1 Burnside SAT Mains electricity, oil fired central heating, private water, private drainage, double glazing B E

2 Burnside Private Residential Tenancy Mains electricity, oil fired central heating, private water, private drainage, double glazing A E

Stobo Hope Cottage PRT Mains electricity, solid fuel heating, private water, private drainage, double glazing, outbuilding C G

Stobo Hopehead Cottage Vacant No electricity, open fires, private water, private drainage N/A N/A

Easterknowe Farmhouse Vacant Mains electricity, oil fired central heating, private water, private drainage H E

DirectionsThe Stobo Estate is accessed immediately off the B712. Arranged visits will begin at Easterknowe Farmhouse. Please meet there.

From Edinburgh: Leave Edinburgh and head south on the A701 to Rommanobridge. In Rommanobridge turn left onto the B7509 signposted to Peebles. Continue for approximately 3 miles until you reach the A72. Turn left signposted Peebles and Galashiels. Continue for 2 miles and then turn right over the Lyne Water signed Stobo. After approximately 1.9 miles turn right opposite the sign to Easterknowe Farm, through two stone piers and over a cattle grid. Proceed up the drive to the farmhouse.

From the South: Leave the A74(M) at Junction 15 and follow the A701 through Moffat towards Edinburgh. After 21.4 miles turn right onto the B712 signposted Stobo. After 5.6 miles turn left opposite the sign to Easterknowe Farm, through the two stone piers and over a cattle grid. Proceed up the drive to the farmhouse.

EmployeesThere are two full time employees on the Stobo Estate (Lot 1), a Farm Manager and a Gamekeeper.

The purchasers would be required to take on the current employees under the Transfer of Undertakings (Protection of Employment) (TUPE) Regulations.

Solicitors Gillespie MacAndrew LLP, 5 Atholl Crescent, Edinburgh, EH3 8EJTel: 0131 225 1677. Contact: Robert Scott-Dempster

Local Authority Scottish Borders Councilwww.scotborders.gov.uk01835 824000

Scottish Government Rural Payments and Inspections Directorate (SGRPID)Scottish Borders - GALASHIELSScottish Government, Agriculture and Rural Economy, Cotgreen Road, Tweedbank, Galashiels TD1 3SGTel: 0300 2441400 [email protected]

Scottish ForestryWeavers Court, Forest Mill, Selkirk TD7 5NYTel: 0300 067 6007Email: [email protected]: www.forestry.gov.scot

Woodland Grant SchemesRestocking grants exist as part of relevant felling licences across the estate.


Data RoomFurther information on specific elements of the estate will be available online to those who have viewed the estate. Details on how to access the data room are available from the selling agents.

Basic Payment Scheme (BPS)The estate holds the following entitlements*.

– Region 1 350ha €56,161– Region 2 971ha €33,362– Region 3 80ha €788

The payments exclude greening.

*Figures stated as of April 2020

The 2020 payment will be retained by the vendors and apportioned pro-rata for 2021 if completion of a sale is not concluded until 2021. The entitlements applicable to the land area being sold will be included in the sale at valuation.

Less Favoured Area Support Scheme The estate qualifies for LFASS payments.

Environmental DesignationsThe Stobo Estate has the following designations:

– Upper Tweeddale National Scenic Area (NSA);

– Scotland’s Inventory of Gardens and Designed Landscapes: the Japanese Water Garden, Castle Park and Lake;

– There are several scheduled monuments on the estates which are protected under the Ancient Monuments and Archaeological Areas Act 1979.

Entry is available by arrangement with the Sellers.

Sporting RightsThe sporting rights are in-hand.

Household ContentsThe fitted carpets and curtains within Home Farmhouse and Easterknowe Farm are included.

Ingoing ValuationIf the Stobo Estate is sold as a whole, the Purchaser shall, in addition to the purchase price, be obliged to take over and pay for at valuation the following:

– The sheep flock;

– The estate and farm machinery, vehicles, implements and other equipment at market value;

– Any hay, straw, fodder, roots, silage and farmyard manure and any other produce at market value;

– All oils, fertilisers, sprays, chemicals, sheep dips, seeds and sundry stores including woodchip at cost;

– All sporting equipment.

Rights of Access and Title Conditions 1) The John Buchan Way, listed as Core Path 175 on the Adopted

Core Paths Plan area 29, runs between Broughton and Peebles and through the estate;

2) There is a further right of way that runs adjacent to the Weston Burn from Stobo Castle to Stobo Hopehead;

3) A right of access exists to the benefit of the estate up the Stobo Castle driveway;

4) A servitude right of access exists over a track within Lot 1 for forestry purposes up the Burnside drive and through Lot 7, land at Easterknowe, to the benefit of the owners of the Great Hill Forestry;

5) In the event that the estate be sold in lots a plan is available detailing the various rights of access and responsibilities.

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 Selling Agents Knight Frank (tel: 0131 222 9600).

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.

Anti-Money LaunderingAll offers to purchase the property (regardless of whether the offer is on a cash basis or subject to loan funding) must be accompanied with evidence of source of funds. This can be in the form of a bank statement showing the purchase price, a financial reference from a bank / funding source, or confirmation from a solicitor that the purchaser has sufficient funds to complete the purchase.

In addition, the purchaser must supply certified copies of his/ her passport and confirmation of residence in terms acceptable under Anti-Money Laundering (AML) legislation. These documents will be required for all individuals who will appear on the title once the transaction is complete.

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.

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, Videos etc: The photographs, property videos and virtual viewings etc. 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. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www.knightfrank.com/legals/privacy-statement. Particulars dated August 2020. Photographs dated 2019/2020. 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 [email protected] or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address. Brochure by wordperfectprint.com.


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Documents

THE STOBO ESTATE€¦ · Buchan Way runs through the estate as it winds its way between Broughton and Peebles. John Buchan himself wrote vividly about walking through this wonderous