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Farm land for sale

West Garty Estate Helmsdale KW8 6HP

Under Offer £1,500,000

Property Description

Key features

  • Kilmote House - 3 Bedrooms, 2 Reception Rooms
  • West Garty Cottage - 2 Bedrooms, Sitting Room and Sun lounge
  • A range of traditional farm buildings
  • A number of properties with development potential
  • A productive block of mixed farmland and heather hill offering sporting potential
  • Private beach
  • The whole extending to approx 1213 ha

Full description

Tenure: Freehold

An excellent mixed arable and stock farm with sporting potential located on the coast of East Sutherland

Lot 1 (Hill Ground) £245,000
Lot 2 (Low Ground) £850,000
Lot 3 (West Garty House £165,000
Lot 4 (Kilmote House) £240,000
As a whole £1,500,000

West Garty Estate is an outstanding mixed arable and stock farm with sporting credentials that enjoys a scenic coastal location in Sutherland.

The Estate is located approximately 3.5 miles south west of the popular village of Helmsdale, 8 miles from Brora and 65 miles from the Highland capital of Inverness. The majority of the arable and improved pasture ground lies to the south of the A9 and is predominantly classed as 3(2) by the James Hutton Institute. The remaining hill land extends to the north of the A9 and offers significant potential to expand the current sporting activities.

The county of Sutherland is famous for its unspoilt open countryside and rugged mountains as well as its beautiful coastline with wonderful sandy beaches. The area offers many opportunities for rural pursuits including walking, cycling, fishing and field sports. Nearby is the famous Dunrobin Castle, home to the Earls and Dukes of Sutherland since the 13th Century and now a popular tourist attraction during the summer months.

Helmsdale and Brora are within close proximity of the farm and offer good local amenities including shops, restaurants and health care facilities. Primary schooling is available in both Brora and Helmsdale whilst pupils travel to Golspie for secondary education. About 1.5 hours to the south of the property lies Inverness which offers a comprehensive range of shops and recreational facilities including leisure pool, ice rink, restaurants, theatre and cinema. Inverness also offers international air links as well as national train services.

To allow as much flexibility as possible, West Garty Estate is offered for sale as a whole or in 4 lots although offers for individual lots will only be considered if they result cumulatively in a sale of the whole.

The hill land lies above the A9 and extends to approximately 916 hectares in total, of which 869 hectares is in hand with a further 47 hectares, approximately, comprising common grazings and croftland. Sporting rights over the entire area are held in hand.

The hill ground is diverse in nature with a gently sloping plateau at the north end whilst to the south the land falls away steeply to the Culgower burn. There are a number of gullies dissecting the ground offering good shelter for sheep and deer alike.

The most recent deer count carried out by the Deer Commission (now SNH) showed a total deer population over West Garty Estate of 210 and an average deer density of 19.34 deer/km². Additional stags are reported to be drawn in during the rut. Informal stalking has occurred over the hill under the current ownership but it is believed that the full potential of the ground has yet to be maximised. “There is a small core population of grouse on the hill and with management this population could also grow”.

Culgower Wood is located within Lot 1. This is an area of established mixed broadleaved woodland and extends to approximately 12 hectares.

The farmland lying below the A9 is a self contained unit and is ring fenced. In total, the lot extends to 295 hectares and comprises foreshore, links grazing, undulating pasture and arable/silage ground. It is well serviced by internal and external access tracks, mains water, is well fenced and well gated. The land lies between 0m to 50m above sea level and generally has a south-facing aspect.

The land is classified as Class 3(2) by the James Hutton Institute and has predominantly been used in recent years as a mixed arable/stock farm with barley and root crops being grown as break crops and supplementary winter feed.

In recent years, the land has been farmed under two separate IACS codes and details of field information is available from the selling agents.

There is a traditional U shaped farm steading located at the West Garty complex. This is of stone and slate construction and houses two cattle courts, a general store, basic deer larder, traditional byre and livestock handling area. The building was largely re-roofed in recent times and benefits from 3 phase electricity. Adjacent to the steading is an old cart shed and gig store which now has a concrete floor. In addition to the farm steading there is a pair of redundant cottages and a detached brick cottage which would offer development potential.

Lot 2 offers sporting opportunities in the form of three duck ponds and scope for a low ground pheasant shoot and rough game shoot.

West Garty Farmhouse occupies an enviable and elevated situation overlooking the sea. The property is accessed by a private driveway leading from the A9. The Farmhouse is a traditional one and a half storey cottage of stone and slate construction dating from the middle of the 19th Century. A later extension has been added. The property benefits from double glazing and oil fired central heating and is in excellent decorative order throughout.

The property is entered by:

Front porch/utility room
2.25m x 2.87m

Tiled floor, fitted units, room for washing machine and tumble drier, radiator. Enjoys pleasant sea view.

Glass paneled door leads to:

Inner Hall
Tiled floor with underfloor heating, stairs with cupboard underneath.

Leads to:

3.49m x 4.11m
Tiled floor with underfloor heating, fitted units with space for dishwasher, fridge/freezer and range cooker, larder. Dual aspect with views to farmyard to the west and the sea to the south.

2.00m x 1.95m
Tiled floor with underfloor heating, fitted suite with shower over bath, sink and toilet. Fitted cupboards, heated towel rail. Window to north.

Sitting Room
4.06m x 3.56m
Spacious room with fireplace, 2 radiators and recessed alcove. Window to the north.

Glass paneled door to:

Sun Lounge
2.95m x 4.5m
Lovely bright and warm room with wall length fitted storage and display cupboard and large window facing south to a view of the garden and sea beyond. Additional window to east. Radiator.

First Floor
Stairs lead to:

3.15m x 2.51m
Wooden tongue and groove ceiling, velux window.

Bedroom 1
3.64m x 3.67m
Spacious double bedroom with lovely sea view. Fitted wardrobes along one wall length. Radiator.

Bedroom 2
3.70m x 3.28m
Double bedroom with fitted wardrobes and recessed alcove. Radiator. Lovely sea views.

Toilet/linen room
2.12m x 1.28m
Toilet with sink and storage shelves for linen. Tiled floor, velux window to north.

An attractive garden sits to the front of the property and is laid to grass and mature borders. There is a poly tunnel (requiring repair), patio, wooden garden shed and fish pond at the end of the garden. Parking for 3 cars and a caravan is available at the rear of the property.

The range cooker, all floor coverings and window furnishings, gas fire in sitting room, poly tunnel and garden shed are not included in the sale but may be available by separate negotiation direct with the vendors.

Electricity Mains

Water Mains

Drainage Private

Heating Oil fired

Lot 4 offers purchasers the opportunity to acquire a substantial traditional house, a traditional steading and 3 cottages with development potential as well as approximately 1.6 ha of land. Kilmote House is a B listed traditional one and a half storey house dating from the middle of the 18th Century with 19th Century additions. It is of stone and slate construction and has been subsequently harled. The property occupies a pleasant location looking out to sea. The house is currently habitable but would benefit from internal modernisation.

The property is entered by:

Entrance Hall

Sitting Room
4.78m x 4.50m (15’8” x 15’)
Open fireplace

4.95m x 2.36m (16’3” x 7’9”)

Dining Room
4.83m x 3.66m (15’10” x 12’0”)
Open fireplace

Cloak Room
W.C. and wash basin

4.37m x 4.17m (14’4” x 13’8”)
Solid fuel Rayburn, fitted units.

Rear Entrance Hall
Lit by skylight giving access to storerooms.

Stairs with cupboard under to:

Bedroom 1
4.17m x 3.96m (13’8” x 13’0”)

Bedroom 2
4.80m x 4.11m (15’9” x 13’6”)

Bedroom 3
4.75m x 4.37m (15’7” x 14’4”)

Bath, wash basin, W.C., separate shower. Extensive storage.


8.99m x 3.89m (29’6” x 12’9”)
Originally a farmhouse in itself, this building is now used as a workshop.

There is an annex to the house which was historically a doctor’s surgery. It is currently used as 3 storerooms.

The garden ground lies to the south and west of the house and is largely laid to lawn. There are steps leading from the garden down into an old walled garden which is currently grazed by livestock.

Fitted carpets and light fittings are included within the sale.

Electricity Mains

Water Mains

Drainage Private

Heating From solid fuel Rayburn via radiators

A traditional U shaped steading lies to the rear of the house. The steading is of stone and slate construction and has recently been re-roofed with profile sheeting. The building would benefit from further renovation and does not have a supply of electricity. In addition to the steading there are a pair of semi detached stone cottages in a derelict state and a further cottage enjoying spectacular sea views but which also requires extensive renovation. The building complex at Kilmote offers a superb opportunity to develop additional residential housing or a small development of holiday accommodation.

In total, the land comprising Lot 4 extends to 1.6 hectares. This includes a paddock to the front of the house which is approximately 0.65 hectares or 1.6 acres. Additional land may be available by separate negotiation.

Single Farm Payment and Valuations
Single Farm Payment is not included within the sale. The buyer will not be responsible for any ingoing valuations.

Less Favoured Area Support Scheme
The entire holding is classified as LFA and thus eligible for the associated grants under the LFASS scheme.

Water Supply
West Garty and Kilmote Houses are served by mains water.

Servitude Rights/Burdens
It is understood the Highland Council has a servitude right over the existing track between points A and C on the sale plan in order to access a council quarry.

Should Lots 3 and 4 be sold separately to Lot 2 then a servitude right of access will be granted across the access driveways to Kilmote and West Garty Farmhouses as shown by the lines A-B and D-E on the sale plan. There will also be a fencing obligation (to erect a stock proof boundary fence) attached to each of Lots 3 and 4 if they are sold separately.

There are a number of ex World War 2 buildings located on the Estate and it is understood that these are in the ownership of the Estate.

Council Tax
Kilmote House falls into Band D

West Garty House falls into Band C

Entry will be by arrangement.

Strictly by appointment with joint selling agents; CKD Galbraith, Reay House, 17 Old Edinburgh Road, Inverness, IV2 3HF, telephone 01463 224343 or Bell Ingram, 22 Market Brae, Inverness, Inverness-Shire IV2 3AB, telephone 01463 717799. The person who may accompany you may however not be an employee of CKD Galbraith or Bell Ingram.

Important Points
11 These particulars are intended to give a fair and overall description of the property. If any points are relevant to your interest, please ask for further information prior to viewing.

Prospective purchasers are advised to seek their own professional advice.

12 Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise nor that any services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves on such matters prior to purchase and may wish to instruct an independent surveyor.

13 The photographs depict only certain parts of the property. It should not be assumed that any contents/furnishings/furniture etc photographed are included in the sale. No assumptions should be made with regard to parts of the property that have not been photographed. Please ask for further information if required.

14 Areas, measurements and distances are given as a guide. Photographs depict only certain parts of the property. Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of the services and appliances.

15 These particulars shall not be binding on our clients whether acted on or otherwise, unless the same is incorporated within a written document, signed by our clients or on their behalf, satisfying the requirements of Section 3 of The Requirements of Writing (Scotland) Act 1995.

A closing date may be fixed. Prospective purchasers who have notified their interest through lawyers to CKD Galbraith or Bell Ingram, in writing, will be advised of a closing date, unless the property has been sold previously.

Important Notice
These sale particulars were prepared on the basis of information provided to us by our clients
and/or our local knowledge. Whilst we make every reasonable effort to ensure that they are correct, no warranty or guarantee is given and prospective purchasers should not rely upon them as statements or representations of fact. Furthermore neither Bell Ingram Limited or its directors or employees assume any responsibility therefore. In particular:
i) prospective purchasers should satisfy themselves as to the structural condition of any
buildings or other erections and the state of repair of any services, appliances, equipment
or facilities;
ii) any photographs included in these particulars are for general information only and any furniture
or contents shown in there photographs are not included in the sale unless this is expressly
stated in these particulars; and
iii) any descriptions, measurements or dimensions quoted are approximate only and references to
conditions, planning permissions, services, usage, construction, fittings & fixtures and moveable
items are for guidance only.

More information from this agent

To view this property or request more details, contact:

Bell Ingram, Inverness

22 Market Brae, Inverness, IV2 3AB

01463 359014 Local call rate

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