Lower Brora Fishings, Brora, Sutherland, KW9

THE RIVER BRORA
The River Brora (Brùra in Scots gaelic) is one of Sutherland’s principal salmon rivers rising in the hills of the north east Highlands of Scotland with a catchment of some 165 square miles. It is formed where its headwater streams, Allt Gobhlach and An Crom-allt meet. As a part of the Loch Shin Hydro Scheme, some of the tributary flow is now diverted at Dalnessie into the Féith Osdail, a tributary of the River Tirry. It then flows south-eastwards down Strath Brora to Dalreavoch. The river then briefly turns northeast and then east before turning south-eastwards once again to pass through the three distinct basins of Loch Brora which is about 3.5 miles long and less than half a mile wide, before forming the lower Brora and entering the Moray Firth in the pretty village of Brora. The river has one principal tributary, the Blackwater, which confluences with the Brora at Balnacoil, the Skinsdale is a further large tributary running into the Blackwater.

THE LOWER BRORA FISHINGS (NORTH BANK)
The Lower Brora Fishings (north bank) comprises some 3 miles of north bank fishing and riparian rights which extend from the Beech Pool (just downstream of the mouth of Loch Brora) to Steps Pool (approximately half a mile from the harbour in Brora village). The fishings comprise some 33 named pools divided between four separate beats, with two Upper and two Lower, and offering some exceptional fly water with the ability to fish at varying water heights. With 4 rods accommodated on a daily rotation with the south bank, the rotational set up operated in conjunction with the south bank is such that anglers can enjoy plentiful access to the river (north bank) without ever fishing opposite anyone. The most recent 10 year average catch return (to season end 2023) is sitting at approximately 124 salmon and grilse together with 18 sea trout. Over the years, there has been a consistent spring run with fewer but some heavy fish caught, a traditional end of summer grilse run and some excellent sport towards the tail end of the season as the water temperature drops. The majority of fish are caught from July through to mid October when the season closes. The most productive pools include Rallan, Stile, Stoney Pools, Well Pool, Madman, Benjie and Magazine whilst all pools will offer exciting sport in varying conditions. Built in 2013, a simple fishing hut is located midway between the top and lower beats at the Madman pool. The hut, although simply finished in timber, offers a comfortable shelter and dining place.

Access is excellent with a footpath running adjacent to the river for the vast majority of the fishings. Vehicular access is also available to a significant proportion of the river and to the fishing hut. With a season running from the 1st February until the 15th October, the fishings are let (by to various tenants (many long standing returning guests) throughout the season with a gross annual income in the region of £50,000 before costs. Bookings and associated deposits have been paid for the 2024 season. The current owner has had an ongoing programme of riverbank maintenance as well as undertaking in river reinstatement of croys and groynes where permission from SEPA is obtainable.

ROTATIONAL AGREEMENT WITH THE SOUTH BANK PROPRIETOR

In order to ensure that rods do not fish opposite each other, the North and South Bank rods always fish on different beats; i.e. the north bank anglers will commence fishing on the Upper two Beats on Monday morning, changing over to the Lower two Beats at 1.30pm; and on Tuesday it is reversed and the north bank anglers will begin fishing on the Lower two Beats in the morning and change over to the Upper two Beats at 1.30pm etc. Accordingly the South bank rods will do the opposite.

THE LAND

Extending to about 115.92 ha / 286.45 acres, the sale also includes in-hand (with vacant possession) amenity and mixed woodland, crofted land and common grazings. Located to the west of the property is the Ford Wood which extends to about 19.22 ha / 47.51 acres and comprising a charming native woodland of predominantly Scots Pine, The woodland has been managed primarily for amenity purposes and there are tracks running through the wood allowing access to the river (there are four pools accessed through the wood including Beech tree, Otter, Lady Chaplin, Green Bank and Deer Gate). Some thinning has taken place in the past to ensure the woodland stands wind firm and non-native species have not proliferated. A smaller wood, Faskally was planted around 4 years ago on a former sports field with native species for amenity and extends to around 1.91 ha / 4.72 acres.

There are about 74.59 ha / 184.31 acres of registered croft land with 8 separate registered crofts together with common grazings. In total, the 8 separate crofts extending to about 38.69 ha / 95.61 acres with about 35.89 ha / 88.69 acres of common grazings. The Common Grazing land includes better quality pasture ground to the north of Madman’s pool, and rougher grazing extending east from Ford Wood which includes some naturally generated native woodland. The current rent roll for these crofts amounts to £37.61 per annum. An additional £7.50 per annum is received for common grazing rents. The remaining balance of land included within the sale (approximately 20.20 ha / 49.92 acres) comprises the former Faskally Pavilion site, roads, river bank, and the river solum (all of which are subject to vacant possession).