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Farm for sale

Inverkeilor, Arbroath, Angus, DD11

Under Offer £3,850,000

Property Description

Key features

  • Courthill Farm available as a whole or in two lots
  • Lot 1 - extends to approximately 319.52 acres (129.31 hectares)
  • Two farm cottages and a range of modern and traditional outbuildings
  • Lot 2 - extends to approximately 108.50 acres (43.91 hectares)

Full description

Tenure: Freehold

An opportunity to purchase a highly productive block of Class 3.1 land extending to approximately 428.02 acres / 173.22 hectares or thereby, including some amenity woodland and pond, plus two farm cottages and a variety of modern and traditional outbuildings.


Courthill Farm lies on the edge of the coastal plain above Lunan Bay.

The land occupies a raised position in this well renowned arable area of Angus. The farm lies to the north of the village of Inverkeilor and has easy access onto the main A92 coastal road from Montrose to Dundee.

Dundee is approximately 23 miles to the south west and Montrose is approximately 5 miles to the north. Local airports can be found at Dundee, Edinburgh and Aberdeen providing regular flights to London and other international destinations. The main east coast railway line can be accessed at Montrose and Arbroath.


From Dundee take the A92 northwards signposted to Montrose. Approximately 2 miles north of the village of Inverkeilor, take a right at the signpost for Lunan, Follow this road to the T junction and turn right. The Courthill Farm Buildings lie on an elevated position to the right hand side at the end of the road. Continue north on the A92 for approximately 1 mile after the Lunan sign and the land at Braehead lies predominantly on the south side of the road.


The land at Courthill comprises 2 blocks of prime arable ground available as a whole or in two lots. The land ranges in height from sea level to approximately 60 metres above average sea level. The land has a generally southerly and south westerly aspect.

All of the fields are of good size and shape and provide easy access for modern farm machinery.

Lot 1 extends to approximately 319.52 acres (129.31 hectares) of which approximately 296 acres is prime arable land with the balance being woodlands and other ground.

Lot 2 extends to approximately 108.50 acres (43.91 hectares) of which 105 acres is prime arable land.

The land is all classed as 3.1 on the James Hutton Institute of Land Capability for Agriculture. The soils are of the Mountboy Association derived from drifts of sandstone from the Old Red Sandstone era and lava sediments. The characteristic soil type is brown and red-brown loam and sandy loam. In addition, the soils adjacent to the Lunan Water are classed as alluvial soils and have a characteristically sandy silty loam texture.


The land benefits from a range of traditional and modern farm buildings located at Courthill.
Buildings comprise:

Traditional range u-shaped traditional range of buildings of dressed and random stone under a pitched slate roof with open court to the south. Top part – 119’ x 21.5’ Lower parts - 72.5’ x 21.5’

Grain Store – steel portal frame with concrete floor and asbestos profile sheet roof and profile sheet walls – 50’ x 20’

Lean-to containing former grain bins now used as grain store - 18’ x 19’

General Purpose Shed – steel truss uprights and roof with concrete walls and box profile side cladding and roof – 75’ x 60’

General Store – steel truss building with corrugated asbestos panelled walls and roof with part insulation 54’ x 34’

Courthill Cottages

Included in the sale are Numbers 1 and 2 Courthill Farm Cottages. The accommodation in each cottage comprises: Living room, 2 bedrooms, kitchen and bathroom. The cottages are constructed of dressed stone with pitched slate roof with rendered flat roof extension to the rear.
The cottages are sold subject to the existing Short Assured Tenancies.

Cottage 1 Passing Rent – £323.08 / 4 weekly

Cottage 2 Passing Rent – £361 / monthly

The cottages are in Council Tax Band B.


No.1 Courthill Farm Cottage – EPC Rating F
No.2 Courthill Farm Cottage – EPC Rating G

Nitrate Vulnerable Zone

The land at Courthill lies within the Strathmore and Fife Nitrate Vulnerable Zone.

Sporting Rights

The sporting rights are in hand.

Mineral and Timber Rights

The minerals insofar as they are owned, are included in the sale, as are all standing and fallen trees.


There are approximately 19.94 acres (8.07 hectares) of mixed woodland on the land which provide amenity and some limited sporting potential.


Date of Entry

Entry to be given by mutual arrangement or on 1 March 2017.

IACS Registration

All of the land is registered for IACS and Basic Payment purposes.

Single Farm Payment and Basic Payment
The Basic Payment entitlements are included in the sale.

Servitude Rights, Burdens, Wayleaves and Statutory Public and Other Access Rights

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.

Viewing Arrangements

Strictly by appointment and only with the selling agents.

Safety Notice

Care must be taken when moving around the land and the buildings as this is a working farm.

Agricultural Mortgage Corporation

Bell Ingram are approved AMC agents with a network of specialists throughout Scotland who can assist in securing a competitive standard or flexible loan facility for all your farm business requirements. To discuss any proposals in the strictest of confidence please contact Stewart Hamilton on 01307 462516 or email: stewart.hamilton@

Ingoing Valuation

The purchasers shall in addition to the purchase price, be obliged to take over and pay for at a valuation figure agreed between two independent valuers, one acting for each party, the following:
1. All cultivations valued on a labour and machinery basis
2. All growing crops on a seed, labour, lime fertiliser, sprays and machinery basis with an increment representing the enhanced value of the establishment and age of such crops
3. Any hay, straw or silage and farmyard manure and other produce at market value
4. All oil, fuels, fertilisers, sprays, chemicals, feeds and sundry stores at cost

If the amount of the valuations has not been agreed by the date fixed for completion then the purchaser shall pay to the seller such a sum as Bell
Ingram shall certify an account of the valuation pending agreement.


Offers in Scottish Legal Form are to be submitted to the selling agents, Bell Ingram, Manor Street, Forfar, DD8 1EX. A closing date for offers may be fixed and prospective purchasers are advised to register their interest in writing with the selling agents following inspection.

Whilst every effort will be made to ensure that parties having registered their interest will be notified of a closing date this cannot be guaranteed. It should be noted that the vendor reserves the right to accept offers prior to a closing date being set. In addition, the seller
reserves the right to not accept the highest or indeed any offer.

The information in these particulars is given without responsibility on the part of Bell Ingram Ltd. The particulars do not form any part of an
offer or a contract and neither Bell Ingram LLP nor their employees has any authority to make or give any representations or warranty whatever in relation to this property.


In the event that the seller has elected to tax, VAT may be payable on the purchase price.

Purchase Price

Within 7 days of the conclusion of the missives a non-returnable deposit of 10% of the purchase price shall 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 theron at a rate of 5% above Bank of Scotland base rate. No consignation shall be effectual in avoiding such interest.


Thorntons LLP, 55 High Street, Montrose, DD10 8LR

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