Roscobie Farm - Whole
Dunfermline, Dunfermline, Fife, KY12 0SG
Guide Price
£1,600,000
Residential Tags: Private Water Supply, Queen Anne
Property Tags: Development Potential, Equestrian, Feed in Tariff, Livestock Farm, Ménage, Telecom mast, Wind Energy
Land Tags: Commercial Woodland, Paddock, Pasture Land, Permanent Pasture, Site of Special Scientific Interest, Woodland
Summary Details
- First Marketed: Jul 2022
- Removed: Oct 2022
- Residential Tags: Private Water Supply, Queen Anne
- Property Tags: Development Potential, Equestrian, Feed in Tariff, Livestock Farm, Ménage, Telecom mast, Wind Energy
- Land Tags: Commercial Woodland, Paddock, Pasture Land, Permanent Pasture, Site of Special Scientific Interest, Woodland
CLOSING DATE: Thursday 22nd September 2022
Description
Roscobie Farm is a traditional livestock farm extending to 268.5 acres (109 hectares).
The farm has been in its current ownership since 1987. It includes a modern four-bedroom house, and a range of both traditional and modern agricultural buildings.
The land at Roscobie Farm is in one ring fence boundary and marches two main roads, the B914 to the south and A823 to the west. It lies between 180m and 240m above sea level.
The land is classed by the James Hutton Institute as grade 3, 4, 5 and 6, and therefore has a range of capabilities from producing high yields of grass to rough grazings. Much of the land is also suitable for afforestation and is classed as F3, indicating that it is suited for the flexible growth and management of crops of trees. In recent years, the vendors planted approximately 80 acres of new coniferous woodland.
The land can be summarised as follows:
98 acres permanent pasture
58 acres rough grazings
105.5 acres forestry
7 acres miscellaneous.
Field compartments are accessed either from the public roads, private track or through interconnecting gates.
The landscape provides the potential to create a small-scale farm shoot, with shelterbelt forestry, rolling terrain and duck flighting ponds characterising the landscape.
A particular feature of Roscobie Farm is the gorilla-shaped rock formation, which can be seen from the public road.
In addition to afforestation, the vendors have diversified further through the installation of four 15kW wind turbines, one of which provides electricity to Thistle Dhu and the farm buildings, whilst the other three produce income to the farm via exportation of energy to the national grid.
There is a let site, to the south of the farm steading, which accommodates a telecoms mast.
Farming System
Roscobie Farm currently runs a herd of approximately 40 cross Hereford/Aberdeen Angus cattle that run with an Aberdeen Angus Bull and a flock of approximately 200 cross Cheviots and Black Face sheep. In addition, there are a small number of Dexter cattle and Valais Blacknose sheep.
The farm qualifies under the Basic Payment Scheme, and the Basic Payment Entitlement is included in the sale.
Diversification Potential
In 2020, the vendors instructed Glampitect to carry out a feasibility study report to investigate the probability, demand and return on investment for a glamping pod site at Roscobie Farm, based on 10 pods.
The outcome of the report was positive and concluded that planning could be achievable within four months, that high demand could be achieved and that is would be financially viable.
A copy of the report is available from the selling agents.
LOT 1: THISTLE DHU (About 35.5 acres)
Thistle Dhu House
The house is situated in an attractive elevated position, facing south with fantastic views over the countryside and towards the Firth of Forth.
Thistle Dhu, built in 2007, is of modern timber frame construction, finished in harl render painted white, under a pitched slate roof. The south façade includes large windows and Velux windows over the double-height dining hall, so as to benefit from the southerly aspect and to frame the stunning views.
The spacious family accommodation comprises three reception rooms, three bathrooms and four bedrooms. It is split across two floors, as shown on the floor plan and is laid out as follows:
Ground floor – dining hall, kitchen/breakfast room, lounge, sitting room, office, utility and WC.
First floor – principal bedroom with en-suite shower room, three further bedrooms and a family bathroom.
The house is serviced by oil-fired central heating, a combination of mains electricity and electric generated from the wind turbine located in the paddock to the rear, a private water supply from a spring, and private drainage and soakaway. It also benefits from fibre optic broadband internet connection, double-glazing and insulation.
Adjacent to the house is a detached double garage, with electric garage doors. One of the garages is currently used as a gym.
The house is accessed via a well-maintained private track leading from the B914. It is encircled by a large fenced garden and driveway with ample space for parking. The garden is mainly laid to lawn and features paved landscaping and a timber deck which wraps round the house at the south and west. It provides external dining and somewhere to relax and enjoy the outlook and best of the sun.
Farm Buildings
Situated to the west of Thistle Dhu House is a range of both modern and traditional farm buildings providing storage and housing for livestock.
Both mains electricity and wind power supply electricity to the buildings. The water source is from the private spring.
The buildings can be described as follows:
Modern shed (approximately 12m x 30m): A five-bay shed of steel portal frame construction, a concrete floor, concrete panel walls, box profile cladding and box profile roof. The shed provides good storage and is currently used to store machinery.
Lambing shed (approximately 18m x 70m): A shed of timber pole-barn construction, with an earth floor, blockwork walls, corrugated cladding and an asbestos roof. The shed provides accommodation for lambing in excess of 400 sheep.
Hay barn (approximately 8m x 10m): A two-bay steel portal frame shed with an earth floor, corrugated cladding open to one side, and an asbestos roof. They shed is used for general storage.
Calving shed (approximately 10m x 15m): A three-bay steel portal frame shed with earth floor, half height brick and blockwork walls, with Yorkshire boarding and an asbestos roof. The shed provides housing for 10 cows during calving.
Land
Comprising four field compartments extending to approximately 35.5 acres, the land included in this lot is summarised as follows:
20 acres permanent pasture
11.5 acres rough grazings
2 acres woodland
2 acres miscellaneous.
Forestry
There is approximately one acre of mature conifers, located to the east of Thistle Dhu House, and one acre of open grazed woodland.
Wind Turbine
A 15kW wind turbine is located in the paddock to the north of the house and steading. It supplies electricity to Thistle Dhu House and the farm buildings, and therefore not only reduces the property’s carbon footprint, but also is economical.
The meter is located outwith the boundary of Roscobie Farm, in a neighbouring property. A right of access to this property exists for maintenance and repair purposes.
Telecoms Mast
Located to the south of the farm steading there is a telecoms mast, the site of which is leased to the emergency services for approximately £3,000 per annum.
Further information regarding the lease is available from the selling agents.
Development Potential
There is potential to develop equestrian facilities at Thistle Dhu, subject to the necessary planning consents. The vendors have had plans drawn up for the development of a riding arena with four stables and a tack room, in woodland adjacent to Thistle Dhu.
The vendors submitted a planning application, which they later withdrew after deciding to sell the farm.
Interested parties are advised to seek independent advice regarding such potential development opportunities that may exist in respect of this lot.
LOT 2: LANDS OF ROSCOBIE (About 233 acres)
Land
Extending to approximately 233 acres, the land included in this lot is summarised as follows:
78 acres permanent pasture
46.5 acres rough grazings
103.5 acres woodland
5 acres miscellaneous.
‘Gorilla Hill’ is located to the south of Lot 2 and to the west of the access track. When looking at the hill from the side at ground level, it takes on the shape of a gorilla’s face, and, for this reason, it has previously featured on Visit Scotland’s social media.
The hillside forms part of the SSSI known as Roscobie Hills, of note partly due to the landscape supporting some of the best and most extensive examples of plant species and grasses.
Forestry
In 2019, the vendors received a Scottish Government Rural Payments and Inspections Directorate (SGRPID) woodland creation grant to plant approximately 80 acres of land in commercial Sitka spruce. The grant included deer fencing.
The grant runs until 2023 with annual recurring payments equating to approximately £8,000 being paid for maintaining the woodland.
A copy of the contract with SGRPID under reference 18FGS32481-001 is available from the selling agents on request.
There may be the potential for further afforestation on the land, subject to the necessary consents.
In addition to the new commercial woodland, there is approximately a further 14 acres of coniferous shelterbelt and amenity woodland forming part of Lot 2.
Wind Turbines
Three turbines situated to the south on the hillside generate electricity that is exported to the national grid.
There are a further 14 years left to run on the Feed In Tariff (FiT) contract, which on average provides an income of approximately £40,000 per annum.
A small purpose built shed located near the bottom of the access track houses three generation meters for each turbine and one export meter.
Situation
Roscobie Farm lies to the north of Dunfermline in rural west Fife. Set on the edge of the Roscobie Hill range, the farm enjoys an attractive southerly outlook over Dunfermline and the Firth of Forth.
The farm is equidistant to the village of Saline, the former coal-mining village of Kelty and the newly crowned city of Dunfermline.
Dunfermline is situated four miles south of Roscobie Farm and provides an extensive range of services and amenities including shops, restaurants, supermarkets, professional services. It benefits from a number of primary and secondary schools including Dunfermline High School and Queen Anne High School. It also has a variety of sports clubs and facilities including tennis courts, bowling green, golf club and rugby club.
Scotland’s national motorsport centre, Knockhill Racing Circuit, is located three miles northwest of the farm. The circuit hosts a number of events throughout the year including the British Touring Car Championship and the British Superbike Championship.
The farm is very accessible, only three miles from the M90 main trunk road, which provides easy access to routes throughout the country as well as offering direct access for commuters to Perth, Edinburgh and Glasgow.
There is a commuter rail service to Edinburgh and Glasgow from Dunfermline station (5 miles) and Inverkeithing (9 miles).
The closest airport is Edinburgh Airport (22 miles), which offers a wide range of flights to domestic and international destinations.
The capital city of Edinburgh, 25 miles to the south, provides a wide range of services and cultural activities, as would be expected from Scotland’s capital. Each year, in August, the city hosts the ‘Edinburgh International Festival’ and the world’s largest arts festival known as The Fringe.
A number of private co-educational schooling for pupils from the age of 3 to 18 is available in Edinburgh, Perthshire and Clackmannanshire.
Marketed by: Strutt & Parker, Scottish Estates & Farm Agency
Description
Roscobie Farm is a traditional livestock farm extending to 268.5 acres (109 hectares).
The farm has been in its current ownership since 1987. It includes a modern four-bedroom house, and a range of both traditional and modern agricultural buildings.
The land at Roscobie Farm is in one ring fence boundary and marches two main roads, the B914 to the south and A823 to the west. It lies between 180m and 240m above sea level.
The land is classed by the James Hutton Institute as grade 3, 4, 5 and 6, and therefore has a range of capabilities from producing high yields of grass to rough grazings. Much of the land is also suitable for afforestation and is classed as F3, indicating that it is suited for the flexible growth and management of crops of trees. In recent years, the vendors planted approximately 80 acres of new coniferous woodland.
The land can be summarised as follows:
98 acres permanent pasture
58 acres rough grazings
105.5 acres forestry
7 acres miscellaneous.
Field compartments are accessed either from the public roads, private track or through interconnecting gates.
The landscape provides the potential to create a small-scale farm shoot, with shelterbelt forestry, rolling terrain and duck flighting ponds characterising the landscape.
A particular feature of Roscobie Farm is the gorilla-shaped rock formation, which can be seen from the public road.
In addition to afforestation, the vendors have diversified further through the installation of four 15kW wind turbines, one of which provides electricity to Thistle Dhu and the farm buildings, whilst the other three produce income to the farm via exportation of energy to the national grid.
There is a let site, to the south of the farm steading, which accommodates a telecoms mast.
Farming System
Roscobie Farm currently runs a herd of approximately 40 cross Hereford/Aberdeen Angus cattle that run with an Aberdeen Angus Bull and a flock of approximately 200 cross Cheviots and Black Face sheep. In addition, there are a small number of Dexter cattle and Valais Blacknose sheep.
The farm qualifies under the Basic Payment Scheme, and the Basic Payment Entitlement is included in the sale.
Diversification Potential
In 2020, the vendors instructed Glampitect to carry out a feasibility study report to investigate the probability, demand and return on investment for a glamping pod site at Roscobie Farm, based on 10 pods.
The outcome of the report was positive and concluded that planning could be achievable within four months, that high demand could be achieved and that is would be financially viable.
A copy of the report is available from the selling agents.
LOT 1: THISTLE DHU (About 35.5 acres)
Thistle Dhu House
The house is situated in an attractive elevated position, facing south with fantastic views over the countryside and towards the Firth of Forth.
Thistle Dhu, built in 2007, is of modern timber frame construction, finished in harl render painted white, under a pitched slate roof. The south façade includes large windows and Velux windows over the double-height dining hall, so as to benefit from the southerly aspect and to frame the stunning views.
The spacious family accommodation comprises three reception rooms, three bathrooms and four bedrooms. It is split across two floors, as shown on the floor plan and is laid out as follows:
Ground floor – dining hall, kitchen/breakfast room, lounge, sitting room, office, utility and WC.
First floor – principal bedroom with en-suite shower room, three further bedrooms and a family bathroom.
The house is serviced by oil-fired central heating, a combination of mains electricity and electric generated from the wind turbine located in the paddock to the rear, a private water supply from a spring, and private drainage and soakaway. It also benefits from fibre optic broadband internet connection, double-glazing and insulation.
Adjacent to the house is a detached double garage, with electric garage doors. One of the garages is currently used as a gym.
The house is accessed via a well-maintained private track leading from the B914. It is encircled by a large fenced garden and driveway with ample space for parking. The garden is mainly laid to lawn and features paved landscaping and a timber deck which wraps round the house at the south and west. It provides external dining and somewhere to relax and enjoy the outlook and best of the sun.
Farm Buildings
Situated to the west of Thistle Dhu House is a range of both modern and traditional farm buildings providing storage and housing for livestock.
Both mains electricity and wind power supply electricity to the buildings. The water source is from the private spring.
The buildings can be described as follows:
Modern shed (approximately 12m x 30m): A five-bay shed of steel portal frame construction, a concrete floor, concrete panel walls, box profile cladding and box profile roof. The shed provides good storage and is currently used to store machinery.
Lambing shed (approximately 18m x 70m): A shed of timber pole-barn construction, with an earth floor, blockwork walls, corrugated cladding and an asbestos roof. The shed provides accommodation for lambing in excess of 400 sheep.
Hay barn (approximately 8m x 10m): A two-bay steel portal frame shed with an earth floor, corrugated cladding open to one side, and an asbestos roof. They shed is used for general storage.
Calving shed (approximately 10m x 15m): A three-bay steel portal frame shed with earth floor, half height brick and blockwork walls, with Yorkshire boarding and an asbestos roof. The shed provides housing for 10 cows during calving.
Land
Comprising four field compartments extending to approximately 35.5 acres, the land included in this lot is summarised as follows:
20 acres permanent pasture
11.5 acres rough grazings
2 acres woodland
2 acres miscellaneous.
Forestry
There is approximately one acre of mature conifers, located to the east of Thistle Dhu House, and one acre of open grazed woodland.
Wind Turbine
A 15kW wind turbine is located in the paddock to the north of the house and steading. It supplies electricity to Thistle Dhu House and the farm buildings, and therefore not only reduces the property’s carbon footprint, but also is economical.
The meter is located outwith the boundary of Roscobie Farm, in a neighbouring property. A right of access to this property exists for maintenance and repair purposes.
Telecoms Mast
Located to the south of the farm steading there is a telecoms mast, the site of which is leased to the emergency services for approximately £3,000 per annum.
Further information regarding the lease is available from the selling agents.
Development Potential
There is potential to develop equestrian facilities at Thistle Dhu, subject to the necessary planning consents. The vendors have had plans drawn up for the development of a riding arena with four stables and a tack room, in woodland adjacent to Thistle Dhu.
The vendors submitted a planning application, which they later withdrew after deciding to sell the farm.
Interested parties are advised to seek independent advice regarding such potential development opportunities that may exist in respect of this lot.
LOT 2: LANDS OF ROSCOBIE (About 233 acres)
Land
Extending to approximately 233 acres, the land included in this lot is summarised as follows:
78 acres permanent pasture
46.5 acres rough grazings
103.5 acres woodland
5 acres miscellaneous.
‘Gorilla Hill’ is located to the south of Lot 2 and to the west of the access track. When looking at the hill from the side at ground level, it takes on the shape of a gorilla’s face, and, for this reason, it has previously featured on Visit Scotland’s social media.
The hillside forms part of the SSSI known as Roscobie Hills, of note partly due to the landscape supporting some of the best and most extensive examples of plant species and grasses.
Forestry
In 2019, the vendors received a Scottish Government Rural Payments and Inspections Directorate (SGRPID) woodland creation grant to plant approximately 80 acres of land in commercial Sitka spruce. The grant included deer fencing.
The grant runs until 2023 with annual recurring payments equating to approximately £8,000 being paid for maintaining the woodland.
A copy of the contract with SGRPID under reference 18FGS32481-001 is available from the selling agents on request.
There may be the potential for further afforestation on the land, subject to the necessary consents.
In addition to the new commercial woodland, there is approximately a further 14 acres of coniferous shelterbelt and amenity woodland forming part of Lot 2.
Wind Turbines
Three turbines situated to the south on the hillside generate electricity that is exported to the national grid.
There are a further 14 years left to run on the Feed In Tariff (FiT) contract, which on average provides an income of approximately £40,000 per annum.
A small purpose built shed located near the bottom of the access track houses three generation meters for each turbine and one export meter.
Situation
Roscobie Farm lies to the north of Dunfermline in rural west Fife. Set on the edge of the Roscobie Hill range, the farm enjoys an attractive southerly outlook over Dunfermline and the Firth of Forth.
The farm is equidistant to the village of Saline, the former coal-mining village of Kelty and the newly crowned city of Dunfermline.
Dunfermline is situated four miles south of Roscobie Farm and provides an extensive range of services and amenities including shops, restaurants, supermarkets, professional services. It benefits from a number of primary and secondary schools including Dunfermline High School and Queen Anne High School. It also has a variety of sports clubs and facilities including tennis courts, bowling green, golf club and rugby club.
Scotland’s national motorsport centre, Knockhill Racing Circuit, is located three miles northwest of the farm. The circuit hosts a number of events throughout the year including the British Touring Car Championship and the British Superbike Championship.
The farm is very accessible, only three miles from the M90 main trunk road, which provides easy access to routes throughout the country as well as offering direct access for commuters to Perth, Edinburgh and Glasgow.
There is a commuter rail service to Edinburgh and Glasgow from Dunfermline station (5 miles) and Inverkeithing (9 miles).
The closest airport is Edinburgh Airport (22 miles), which offers a wide range of flights to domestic and international destinations.
The capital city of Edinburgh, 25 miles to the south, provides a wide range of services and cultural activities, as would be expected from Scotland’s capital. Each year, in August, the city hosts the ‘Edinburgh International Festival’ and the world’s largest arts festival known as The Fringe.
A number of private co-educational schooling for pupils from the age of 3 to 18 is available in Edinburgh, Perthshire and Clackmannanshire.
Marketed by: Strutt & Parker, Scottish Estates & Farm Agency
Land Registry Data
- No historical data found.