Abbotshaw House
Abbotshaw House, Newcastleton, Roxburghshire, TD9 0TL
Guide Price
£750,000
Residential Tags: Farmhouse, Private Water Supply
Property Tags: Equestrian, Holiday Cottage, Ménage, Smallholding
Land Tags: Fishing Rights and Lakes, Paddock, Woodland
Summary Details
- First Marketed: Dec 2022
- Removed: Date Not Available
- Residential Tags: Farmhouse, Private Water Supply
- Property Tags: Equestrian, Holiday Cottage, Ménage, Smallholding
- Land Tags: Fishing Rights and Lakes, Paddock, Woodland
An attractive smallholding with a substantial period farmhouse in the beautiful Liddesdale Valley.
Description
DESCRIPTION
Until recently, Abbotshaw House was part of the Flatt Farm, which was purchased in September 2022 by an investor for tree planting. The substantial farmhouse was previously run as a bed and breakfast business. In addition to the residential properties, there is an extensive range of farm buildings as well as stables and an outdoor arena. The Liddel Water runs along the western boundary and ownership extends to the medium filum (middle point) of the river with rights to fish for brown trout.
There are excellent prospects for creating a secluded rural smallholding or equestrian property as well as business potential to continue or develop income streams from tourism. The previous owners had developed a successful glamping business, although it should be noted that these pods do not form part of the sale and will be removed shortly.
Abbotshaw House benefits from being in a secluded location with a south westerly aspect over the surrounding countryside. The property benefits from well-proportioned rooms with many period features and extends to 5 bedrooms and 3 reception rooms. The layout lends itself to bed and breakfast accommodation with guest and private quarters easily separated allowing relative privacy to both.
Externally the land extends to about 29.99 acres (12.14 hectares) and includes a range of useful traditional and modern farm buildings including equestrian facilities. The riverside fields provide access to the edge of the Liddel Water.
The well maintained tarmac driveway accesses the property from the north east, with the final approach being a charming tree lined avenue leading to a gravelled parking area at the front of property. There is also generous additional parking to the rear of the house.
The stone built property is presented over 3 floors as shown on the accompanying floorplans. Leading from the front door there is an entrance vestibule which opens into the main hallway from which the ground floor accommodation is accessible. There is a drawing room (with bay window and open fireplace) and formal dining room (with open fireplace) as well as a WC and cellar off this main hall. A doorway links to the back section of the house where there is an office, family room (with wood burning stove), dining kitchen (with oil fired Aga and adjoining electric module), utility room and boot room. The kitchen has tiled floors, fitted kitchen units (with slate worktops) and a mantle shelf over the Aga. Additionally, there is an integrated dishwasher, double Belfast sink and a small pantry.
From the main hall there is a stylish staircase leading to the first floor accommodation, and also a back staircase which leads to a private en-suite bedroom (ideal for the owners accommodation if the bed and breakfast enterprise continues).
From the first floor landing there are 2 full height double bedrooms with large en-suite bathrooms and a laundry room. The master suite also has a dressing room. A further staircase leads to the second floor where there are 2 attic bedrooms and a shared bathroom with a 3 piece suite and shower. All four of these bedrooms enjoy a picturesque view over the front fields and across the valley.
The house is surrounded by attractive grounds. The drive to the property is lined with mature broadleaf trees, with lawns and a gravel driveway. There is a BBQ hut located in the garden which belongs to the previous owner but may be available to purchase by separate negotiation.
A track from the house leads down to the banks of the Liddel Water and the riverside paddocks.
Farm Buildings and Equestrian Facilities - Located to the south and east of the farmhouse are a range of traditional and modern outbuildings useful for keeping livestock, storage and stabling etc.
The modern buildings consist of 2 large steel portal framed livestock buildings and a dutch barn. The traditional stone buildings include a stable block, former granary and additional barns used for storage. There is also a riding arena (55m x 25m) on the southern edge of the steading.
Location
SITUATION - Abbotshaw House is situated within the Liddesdale valley, a scenic part of the Scottish Borders just 3 miles south of the village of Newcastleton and 15 miles east of the town of Langholm.
This glorious corner of the country is one of Scotland’s genuinely rural areas, with a small population, no major conurbations and a landscape characterised by undulating valleys interspersed with woodland, against a backdrop of heather hills. Accessibility is however, excellent. The A7 is only 9 miles to the south west with the M6 motorway 21 miles away, providing a fast link into the heart of England. Carlisle railway station (23 miles) is on the west coast main line, with journey times to London taking less than 4 hours.
The town of Langholm lies at the foot of the Ewes valley, 15 miles from the property and is considered the first of the Borders towns despite actually being in Dumfriesshire. It offers a good range of local facilities, as well as both primary and secondary schools. Further afield, Carlisle has a wide range of professional services and shopping facilities, as does Hawick (23 miles) to the north. Private schooling is available near Carlisle at Austin Friars School and the preparatory school of St Mary’s is located in Melrose (43 miles), and there are also many private schools in and around Edinburgh (78 miles).
Riding has always been a focal point for the local community, with the Buccleuch and Liddesdale Hunts nearby as well as the tradition of Borders common ridings. The Langholm common riding is in July and celebrates the town’s history and tradition. The rideouts involve hundreds of participants riding out of the town and along its borders to commemorate the practice from 13th and 15th centuries when there were frequent raids.
The wider area offers a wealth of outdoor activities. The Border Esk and the Tweed rivers are both within easily commutable distance, and the Teviot, Annan and Nith also offer excellent fishing in close proximity. There are many golf courses in the area, including a picturesque nine hole course at Langholm, and a championship course at the Roxburghe near Kelso (41 miles). Many local estates let out driven pheasant, partridge and grouse shooting of the highest quality.
Newcastleton Forest is nearby and home to one of the renowned '7 Stanes' mountain biking centres which span the south of Scotland. The forest itself stretches to the English border where it meets the Kielder Forest and Reservoir, making it part of the largest forest in Britain. The Lake District National Park is also within easy reach offering wonderful routes for both walkers and cyclists.
Square Footage: 4,902 sq ft
Acreage: 29.99 Acres
Directions
Directions - From the A7 enter Canonbie and take the B6357 crossing the River Esk. Stay on the B6357 for 7 miles, then turn right heading towards Kershopefoot. Continue on the Kershopefoot road crossing the river and through the village, all the way to the top of the hill, and take a left signposted to Newcastleton. Continue along this road for 1.5 miles, turn left where there is a signpost for Abbotshaw B&B. The postcode is TD9 0TL. what3words ///ants.fats.waged.
Additional Info
GENERAL REMARKS AND INFORMATION - Viewing - Strictly by appointment with Savills – .
Entry and Possession - Entry by mutual agreement
Offers - Offers in Scottish Legal Form are to be submitted to the selling agents, Savills, 28 Castle Street, Dumfries, DG1 1DG. A closing date for offers may be fixed and prospective purchasers are advised to register their interest with the selling agents following inspection.
Solicitors - Shepherd and Wedderburn, 1 Exchange Crescent, Conference Square, Edinburgh, EH3 8UL. Telephone .
Fixtures and Fittings - All fitted carpets are included in the sale.
Mineral and Timbers Rights - Insofar as they are owned, the mineral and timber rights will be sold with the property.
Basic Payment Scheme - For the avoidance of doubt, the sale does not include any BPS entitlements.
Services, Council Tax and Energy Performance Certificates -Abbotshaw House - Private water (with UV and sediment filtration), mains electricity, septic tank, oil fired central heating boiler and oil fired Aga. Council Tax - Band F, EPC - Band F.
STIPULATIONS - Purchase Price - Within 7 days of the conclusion of missives a non-returnable deposit of 10% of the purchase price may be required to be paid.
The balance of the purchase price will fall due for payment at the date of entry (whether entry is taken or not) with interest accruing thereon at the rate of 5% above Bank of Scotland base rate. No consignation shall be effectual in avoiding such interest.
Disputes - Should any discrepancy arise as to the boundaries or any points arise on the Remarks, Stipulations or Plan or the interpretation of any of them, the question shall be referred to the arbitration of the selling agents whose decision acting as experts, shall be final.
Plans, Areas and Schedules - These are based on the Ordnance Survey and are for reference only. They have been carefully checked and computed by the selling agents and the purchaser shall be deemed to have satisfied himself as to the description of the property and any error or mis-statement shall not annul the sale nor entitle either party to compensation in respect thereof.
Lotting - It is intended to offer the property for sale as described, but the seller reserves the right to divide the property into further lots, or to withdraw the property, or to exclude any property shown in these particulars.
Generally - Should there be any discrepancy between these particulars, the General Remarks and Information, Stipulations and the Missives of Sale, the latter shall prevail.
Servitude Rights, Burdens, Wayleaves and Statutory Public and Other Access Rights - 1. The property is sold subject to and with the benefit of all servitude and wayleave rights, including rights of access and rights of way, whether public or private. The property is also sold subject to the rights of public access under the Land Reform (Scotland) Act 2003. The purchaser will be held to have satisfied themselves as to the nature of all such servitude rights and others.
2. The main farm access road will be sold with Abbotshaw House, but subject to reserved rights of access in favour of Burn Cottage (with maintenance on a user basis).
3. If the property is sold in lots, appropriate rights of access, servitude and wayleave will be granted and reserved as appropriate.
4. The salmon fishing rights on the Liddel Water are reserved to Buccleuch Estates Limited. A right of access is reserved over the property for accessing the Liddel Water.
5. Access to the riverside land crosses a former railway bridge. The structure of the bridge will be retained by the seller and a servitude right of access across it will be granted to the purchaser. Maintenance of the bridge will be on a user basis.
6. The private water supply rises on neighbouring land. There are formally constituted rights to use the water for agricultural and domestic purposes and for the use of a holiday let business and guest house.
7. There is a servitude in favour of Scottish Power relating to
overhead power lines. There is a prohibition against planting
bushes and shrubs or erecting buildings, structures, workings
or land formations which may cause an obstruction within 25
metres of the power lines.
Apportionments - The Council Tax and all other outgoings shall be apportioned between the seller and the purchaser as at the date of entry.
Marketed by: Savills Rural Sales, Dumfries
Description
DESCRIPTION
Until recently, Abbotshaw House was part of the Flatt Farm, which was purchased in September 2022 by an investor for tree planting. The substantial farmhouse was previously run as a bed and breakfast business. In addition to the residential properties, there is an extensive range of farm buildings as well as stables and an outdoor arena. The Liddel Water runs along the western boundary and ownership extends to the medium filum (middle point) of the river with rights to fish for brown trout.
There are excellent prospects for creating a secluded rural smallholding or equestrian property as well as business potential to continue or develop income streams from tourism. The previous owners had developed a successful glamping business, although it should be noted that these pods do not form part of the sale and will be removed shortly.
Abbotshaw House benefits from being in a secluded location with a south westerly aspect over the surrounding countryside. The property benefits from well-proportioned rooms with many period features and extends to 5 bedrooms and 3 reception rooms. The layout lends itself to bed and breakfast accommodation with guest and private quarters easily separated allowing relative privacy to both.
Externally the land extends to about 29.99 acres (12.14 hectares) and includes a range of useful traditional and modern farm buildings including equestrian facilities. The riverside fields provide access to the edge of the Liddel Water.
The well maintained tarmac driveway accesses the property from the north east, with the final approach being a charming tree lined avenue leading to a gravelled parking area at the front of property. There is also generous additional parking to the rear of the house.
The stone built property is presented over 3 floors as shown on the accompanying floorplans. Leading from the front door there is an entrance vestibule which opens into the main hallway from which the ground floor accommodation is accessible. There is a drawing room (with bay window and open fireplace) and formal dining room (with open fireplace) as well as a WC and cellar off this main hall. A doorway links to the back section of the house where there is an office, family room (with wood burning stove), dining kitchen (with oil fired Aga and adjoining electric module), utility room and boot room. The kitchen has tiled floors, fitted kitchen units (with slate worktops) and a mantle shelf over the Aga. Additionally, there is an integrated dishwasher, double Belfast sink and a small pantry.
From the main hall there is a stylish staircase leading to the first floor accommodation, and also a back staircase which leads to a private en-suite bedroom (ideal for the owners accommodation if the bed and breakfast enterprise continues).
From the first floor landing there are 2 full height double bedrooms with large en-suite bathrooms and a laundry room. The master suite also has a dressing room. A further staircase leads to the second floor where there are 2 attic bedrooms and a shared bathroom with a 3 piece suite and shower. All four of these bedrooms enjoy a picturesque view over the front fields and across the valley.
The house is surrounded by attractive grounds. The drive to the property is lined with mature broadleaf trees, with lawns and a gravel driveway. There is a BBQ hut located in the garden which belongs to the previous owner but may be available to purchase by separate negotiation.
A track from the house leads down to the banks of the Liddel Water and the riverside paddocks.
Farm Buildings and Equestrian Facilities - Located to the south and east of the farmhouse are a range of traditional and modern outbuildings useful for keeping livestock, storage and stabling etc.
The modern buildings consist of 2 large steel portal framed livestock buildings and a dutch barn. The traditional stone buildings include a stable block, former granary and additional barns used for storage. There is also a riding arena (55m x 25m) on the southern edge of the steading.
Location
SITUATION - Abbotshaw House is situated within the Liddesdale valley, a scenic part of the Scottish Borders just 3 miles south of the village of Newcastleton and 15 miles east of the town of Langholm.
This glorious corner of the country is one of Scotland’s genuinely rural areas, with a small population, no major conurbations and a landscape characterised by undulating valleys interspersed with woodland, against a backdrop of heather hills. Accessibility is however, excellent. The A7 is only 9 miles to the south west with the M6 motorway 21 miles away, providing a fast link into the heart of England. Carlisle railway station (23 miles) is on the west coast main line, with journey times to London taking less than 4 hours.
The town of Langholm lies at the foot of the Ewes valley, 15 miles from the property and is considered the first of the Borders towns despite actually being in Dumfriesshire. It offers a good range of local facilities, as well as both primary and secondary schools. Further afield, Carlisle has a wide range of professional services and shopping facilities, as does Hawick (23 miles) to the north. Private schooling is available near Carlisle at Austin Friars School and the preparatory school of St Mary’s is located in Melrose (43 miles), and there are also many private schools in and around Edinburgh (78 miles).
Riding has always been a focal point for the local community, with the Buccleuch and Liddesdale Hunts nearby as well as the tradition of Borders common ridings. The Langholm common riding is in July and celebrates the town’s history and tradition. The rideouts involve hundreds of participants riding out of the town and along its borders to commemorate the practice from 13th and 15th centuries when there were frequent raids.
The wider area offers a wealth of outdoor activities. The Border Esk and the Tweed rivers are both within easily commutable distance, and the Teviot, Annan and Nith also offer excellent fishing in close proximity. There are many golf courses in the area, including a picturesque nine hole course at Langholm, and a championship course at the Roxburghe near Kelso (41 miles). Many local estates let out driven pheasant, partridge and grouse shooting of the highest quality.
Newcastleton Forest is nearby and home to one of the renowned '7 Stanes' mountain biking centres which span the south of Scotland. The forest itself stretches to the English border where it meets the Kielder Forest and Reservoir, making it part of the largest forest in Britain. The Lake District National Park is also within easy reach offering wonderful routes for both walkers and cyclists.
Square Footage: 4,902 sq ft
Acreage: 29.99 Acres
Directions
Directions - From the A7 enter Canonbie and take the B6357 crossing the River Esk. Stay on the B6357 for 7 miles, then turn right heading towards Kershopefoot. Continue on the Kershopefoot road crossing the river and through the village, all the way to the top of the hill, and take a left signposted to Newcastleton. Continue along this road for 1.5 miles, turn left where there is a signpost for Abbotshaw B&B. The postcode is TD9 0TL. what3words ///ants.fats.waged.
Additional Info
GENERAL REMARKS AND INFORMATION - Viewing - Strictly by appointment with Savills – .
Entry and Possession - Entry by mutual agreement
Offers - Offers in Scottish Legal Form are to be submitted to the selling agents, Savills, 28 Castle Street, Dumfries, DG1 1DG. A closing date for offers may be fixed and prospective purchasers are advised to register their interest with the selling agents following inspection.
Solicitors - Shepherd and Wedderburn, 1 Exchange Crescent, Conference Square, Edinburgh, EH3 8UL. Telephone .
Fixtures and Fittings - All fitted carpets are included in the sale.
Mineral and Timbers Rights - Insofar as they are owned, the mineral and timber rights will be sold with the property.
Basic Payment Scheme - For the avoidance of doubt, the sale does not include any BPS entitlements.
Services, Council Tax and Energy Performance Certificates -Abbotshaw House - Private water (with UV and sediment filtration), mains electricity, septic tank, oil fired central heating boiler and oil fired Aga. Council Tax - Band F, EPC - Band F.
STIPULATIONS - Purchase Price - Within 7 days of the conclusion of missives a non-returnable deposit of 10% of the purchase price may be required to be paid.
The balance of the purchase price will fall due for payment at the date of entry (whether entry is taken or not) with interest accruing thereon at the rate of 5% above Bank of Scotland base rate. No consignation shall be effectual in avoiding such interest.
Disputes - Should any discrepancy arise as to the boundaries or any points arise on the Remarks, Stipulations or Plan or the interpretation of any of them, the question shall be referred to the arbitration of the selling agents whose decision acting as experts, shall be final.
Plans, Areas and Schedules - These are based on the Ordnance Survey and are for reference only. They have been carefully checked and computed by the selling agents and the purchaser shall be deemed to have satisfied himself as to the description of the property and any error or mis-statement shall not annul the sale nor entitle either party to compensation in respect thereof.
Lotting - It is intended to offer the property for sale as described, but the seller reserves the right to divide the property into further lots, or to withdraw the property, or to exclude any property shown in these particulars.
Generally - Should there be any discrepancy between these particulars, the General Remarks and Information, Stipulations and the Missives of Sale, the latter shall prevail.
Servitude Rights, Burdens, Wayleaves and Statutory Public and Other Access Rights - 1. The property is sold subject to and with the benefit of all servitude and wayleave rights, including rights of access and rights of way, whether public or private. The property is also sold subject to the rights of public access under the Land Reform (Scotland) Act 2003. The purchaser will be held to have satisfied themselves as to the nature of all such servitude rights and others.
2. The main farm access road will be sold with Abbotshaw House, but subject to reserved rights of access in favour of Burn Cottage (with maintenance on a user basis).
3. If the property is sold in lots, appropriate rights of access, servitude and wayleave will be granted and reserved as appropriate.
4. The salmon fishing rights on the Liddel Water are reserved to Buccleuch Estates Limited. A right of access is reserved over the property for accessing the Liddel Water.
5. Access to the riverside land crosses a former railway bridge. The structure of the bridge will be retained by the seller and a servitude right of access across it will be granted to the purchaser. Maintenance of the bridge will be on a user basis.
6. The private water supply rises on neighbouring land. There are formally constituted rights to use the water for agricultural and domestic purposes and for the use of a holiday let business and guest house.
7. There is a servitude in favour of Scottish Power relating to
overhead power lines. There is a prohibition against planting
bushes and shrubs or erecting buildings, structures, workings
or land formations which may cause an obstruction within 25
metres of the power lines.
Apportionments - The Council Tax and all other outgoings shall be apportioned between the seller and the purchaser as at the date of entry.
Marketed by: Savills Rural Sales, Dumfries
Land Registry Data
- No historical data found.