Kerfield Farm, Innerleithen Road, Peebles, Scottish Borders, EH45

CLOSING DATE SET FOR WEDNESDAY, 23 July 2025 AT 12 NOON.

SITUATION
Kerfield Farm presents a rare opportunity to purchase a versatile small farming unit bordering the River Tweed and on the edge of the popular and historic rural town of Peebles. The Royal Burgh of Peebles is renowned for its close knit community with numerous clubs and societies, and the town benefits from a bustling high street offering a broad selection of independent shops, professional services, supermarkets, restaurants, sports facilities, theatre, banks, health centre and dentist. There are three local primary schools and a highly regarded secondary school, Peebles High.

The historic county of Peeblesshire within the Scottish Borders is known for incredible scenery with a mix of rolling hills, productive farmland and extensive area of forestry and woodland. Its accessibility to larger settlements of central Scotland make it the perfect area for outdoor activities including golf, mountain biking, hill walking, horse riding, shooting and fishing.

The River Tweed is one of the most prolific salmon rivers in Scotland and there are a number of golf courses at Peebles, Cardona and Innerleithen. Peebles Hydro, Stobo Castle Hotel and the Cardona Hotel all offer excellent leisure facilities and Glentress Forest is a fabulous facility for mountain bikers.

The property is excellently placed for commuters with Edinburgh only 23 miles to the north and Glasgow 53 miles to the west, there are regular bus services from Peebles to the centre of Edinburgh and the nearest train station is less than a 30 minute drive away to the east in the town of Galashiels. Both Edinburgh and Glasgow airports operate domestic and international flights daily, providing an abundance of travel options.

HISTORY
Kerfield Farm has been in the seller’s ownership since 1998, the farm has been run as a successful livestock unit. Producing several prize-winning tups, from a flock of pedigree Scottish Blackface Sheep along with two separate flocks of pedigree Texel and pedigree Beltex Sheep. More recently the farm has bred renowned Border Collies or as they are more commonly known Tweeddale Sheep Dogs which have been sold all around the world.

DESCRIPTION
The farmhouse is a modern villa that sits in an elevated position with views over the surrounding countryside and the River Tweed, extending to roughly 42 acres in total. Completed in 2021, the property has spacious accommodation over 2 & ½ levels and is of block and rendered construction under a tiled roof. Through the front door you are greeted with an entrance vestibule, with storage for shoes and jackets, large hallway with the stairs to the first floor on your right and a flexible space to the left that could be used as an additional sitting room or office. The ground floor features stunning wooden flooring with underfloor heating throughout, a large kitchen/dining area and separate utility room.

There is a seating area off the kitchen benefitting from the privacy of a sliding door and patio doors to the right taking you out to the garden area. Up the stairs to the second floor there is a sizeable living room, perfect for entertaining, featuring an incredible balcony area and modern log burner. Continuing up a small flight of stairs there are two well sized bedrooms, family bathroom and the master bedroom with an en-suite. The property benefits from an adjoining garage which leads directly into the utility room on the ground floor.

METHOD OF SALE
Kerfield Farm is offered for sale as a whole.

Accommodation
Ground Floor: Entrance vestibule, bedroom 4/office, shower room, kitchen/dining room, garden room, utility room

First Floor: Sitting room

Second Floor: Master bedroom with en-suite, two further bedrooms, family bathroom

Garden
The property has an immaculate area of garden ground which surrounds the house and has been kept to an excellent standard. It features a large outdoor patio area, several flower beds and is enclosed by a secure wooden fence. The garden has a steep slope to the back with a paved path leading you round the property.

Farm Buildings
Kerfield Farm is well equipped with a modern shed extending to approximately 400m² and accessed via a wide driveway and large yard area.

The Land
The farmland at Kerfield extends to approximately 17.15 Ha (42.38 Acres) in total including roads, yards and buildings and is situated in a contiguous block which is all down to grass and is bound to the south by The River Tweed and row of mature trees which provides a stunning border to the farm. The land comprises a productive area of arable and grassland which has been utilised for grazing of livestock and for hay and silage. The land was reseeded in 2019 as part of ongoing efforts to maintain the grass sword the ground, and the land has been classified as Grade 3.2 by the James Hutton Institute. There is an area of amenity woodland with number of fine specimen trees that have been designated with tree protection orders.

ADDITIONAL INCOME
The farm has historically provided temporary space for camping and car parking while major mountain bike races take place locally, which have nearby an additional source of income.

IACS
All the farmland is registered for IACS purposes.

NITRATE VULNERABLE ZONE (NVZ)
The land at Kerfield Farm is not included within a Nitrate Vulnerable Zone.

BASIC PAYMENT SCHEME (BPS) 2025
Any payments relating to the 2025 scheme year will be retained by the Seller. If applicable, the Purchaser(s) will be responsible upon occupation of the subjects of sale to comply fully with the Statutory Management Requirements to maintain the farmland in Good Agricultural and Environmental Condition (GAEC) as laid down under the Cross Compliance rules of the Basic Payment Scheme Entitlements (BPSE) 2025 for the remainder of the scheme year.

The Seller may enter discussions with the Purchaser to transfer the right to receive the Basic Payment Scheme Entitlements (BPSE) in addition to the heritable property by separate negotiation. Further details are available from the Selling Agents.

LOCAL AUTHORITY
Scottish Borders Council - Council Headquarters, Newtown St. Boswells, Melrose, TD6 0SA

SGRPID
Scottish Government Agriculture and Rural Economy, Cotgreen Road, Tweedbank, Galashiels, TD1 3SG
Tel:
SGRPID.

FIXTURES AND FITTINGS
The floor coverings and blinds are included in the sale. Any other items not mentioned within the particulars are not included in the sale.

INGOING VALUATION
The purchaser(s) of Kerfield Farm shall, in addition to the purchase price, be obliged to take over and pay for at a valuation to be agreed by a mutually appointed valuer(s) with respect to the following: 1. All cultivations and growing crops on a seeds, labour, lime, fertiliser, sprays and machinery basis with an increment representing the enhanced value of the establishment and age of such crops.
2. All feed stuffs, hay, straw, fodder, roots, silage and farmyard manure and other produce at market value.
3. All oils, fuel, fertilisers, sprays, chemicals, seeds, and sundries at cost.

Note: If the amount of the valuations has not been agreed on the date fixed for completion, then the purchaser shall pay to the seller such a sum as selling agents shall certify on account at the valuation pending agreement. Should the payment not be made within seven days then the interest will become payable on outstanding monies at 8% over Bank of Scotland borrowing rate.

RHI PAYMENTS
RHI payments for the air source heat pump lasting until 2029 are apportioned at the date of entry.

POST CODE
EH45 8LY

WHAT3WORDS
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SOLICITORS
Dales Solicitors LLP - 18 Wallace Street, Galston, Ayrshire, KA4 8HP

VIEWING
Strictly by appointment with the Selling Agents.

POSSESSION AND ENTRY
Vacant possession and entry will be given on completion or such mutual time to be agreed by the seller and the purchaser(s).

MINERALS
The mineral rights are not included in the sale insofar as they do not form part of the property title.

TIMBER
All fallen and standing timber is included in the sale as insofar as it is owned by the seller.

SPORTING RIGHTS
Insofar the sporting rights form part of the property title they are included within the sale, however Salmon rights on the River Tweed are specifically excluded as they do not form part of the Seller’s title.

RIPARIAN RIGHTS
Riparian rights to The River Tweed are included within the sale of the property insofar as the seller has the right to them.

ANTI MONEY LAUNDERING (AML) REGULATIONS
Please note that under the 2017 AML regulations we are legally required to carry out money laundering checks against purchasers. Upon verbal acceptance of an offer, we require to identify the purchaser for Anti-Money Laundering purposes. Our service provider ‘First AML’ will contact the purchaser to gather the required identification documents. An information sheet is available from the selling agent on request. We are not able to enter a business relationship with a purchaser until they have been identified Failure to provide required identification may result in an offer not being considered.

HEALTH & SAFETY
The property is an agricultural holding and appropriate caution should be exercised at all times during inspection particularly in reference to the farm buildings, farm land and water courses.

THIRD PARTY RIGHTS AND SERVITUDES
A right of access has been granted over the access road in favour of the proprietors of Kershope, 1 & 2 Kerfield Farm, and Scottish Water benefit from a right of access to their treatment plant which is located to the north east of the holding.

Maintenance costs are shared over the used areas. The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed as satisfied themselves in respect thereof.

EPC Rating = B