Raera Farm, Kilninver, Oban, Argyll and Bute, PA34

CLOSING DATE SET FOR WEDNESDAY, 27 November 2024 AT 12 NOON.

SITUATION
Raera, a hidden gem, presents a unique opportunity to acquire a residential and amenity estate, gloriously positioned in one of the most scenic areas of the West Coast of Scotland. The property is located close to the village of Kilninver, about 9 miles to the south of town of Oban “The Gateway to the Isles”. Kilninver is a small village which is home to a well-regarded primary school, and is surrounded by rolling hills, open countryside and large areas of woodlands, making the area a haven for wildlife.

The picturesque coastal town of Oban is a popular destination within rural Argyll and offers a wide range of shops, restaurants, primary and secondary schooling, leisure centre, golf course and a number of professional services. The area is well connected by an excellent road network and the local train station operates on the famous West Highland Line to Glasgow. Oban Port operates regular ferry services to Mull and Outer Isles destinations with Connel Airport, a few miles to the north, offering regular flights to Colonsay, Coll and Tiree.

This area of Argyll is known for its stunning scenery, extensive wildlife and choice of outdoor pursuits including walking, climbing and cycling, as well as a wide range of water sports. The area is populated with lochs, rivers and canals to explore as well as numerous castles, distilleries, national parks and forests. The area is also a popular field sports destination, with a number of estates in the vicinity offering driven and walked up game and shooting, along with fishing on several reputable fishing rivers and sea lochs.

HISTORY
Raera has been in the current seller’s family since 1934, and the property and surrounding area are steeped in history. The site of the historic Raera Castle which was built by the MacDougall Clan is located in an elevated position just to the east of the farmhouse and above the steep and rocky gorge of the River Euchar. The MacDougalls, who were based in Argyll, had a huge influence at the time of the Jacobites and often clashed with their neighbouring clan, the Campbells. In the end it was the Campbells who subsequently built the current farmhouse at Raera in the 1730s.

Over the years, Raera has also been used as a filming venue for various films and TV programmes. The waterfall scene in the 1969 film ‘Ring of Bright Water’ was filmed on Raera, and parts of the 1971 film ‘Kidnapped’ also featured areas of land forming the property. In more recent years, the ancient woodland at Raera Farm was featured on BBC Autumnwatch, and renowned wildlife photographer and filmmaker, Simon King, has been to Raera to capture the salmon jumping at the waterfall a short distance from the farmhouse.

The land abutting the River Euchar has been dramatically sculpted by large post-glacial river terraces, while the stretch of the Euchar below the house has an unusual river-cut gorge approximately quarter of a mile long and 80ft deep. Archaeological finds provide evidence of human habitation on the terraces from at least the Neolithic Period, while the discovery of Palaeolithic flint tools in the Euchar gorge and Peninsula Pool provide rare evidence of earlier phases of human activity.

The current owners have tastefully modernised and extended the farmhouse during their ownership and have converted the nearby cottage into two highly sought after holiday apartments. The existing farming operation on Raera has historically centred on around 90 ewes plus followers, but latterly stocking numbers have been reduced to around 30 ewes plus 30 hoggs which are grazed on the in-bye pasture and hill paddocks.

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

DESCRIPTION
Raera Farm is centred on a charming and immaculate traditional 5-bed farmhouse benefitting from a private area of garden grounds, with further accommodation provided by way of a 2 storey cottage which is currently split into 2 holiday let apartments. Located adjacent to the farmhouse there is a useful and adaptable traditional U-shaped steading , a modern-built hay store and several smaller store sheds. The residential property is surrounded by a contiguous block of productive pasture land and upland grazing, with a large area of mixed amenity and ancient oak woodland which in all extends to approximately 143.77 Ha (355.26 Acres) including roads, yards and buildings. The farmhouse and cottage are situated in private and secluded locations and benefit from views over the surrounding countryside. Raera is enclosed to the north and east by the River Euchar which is a beautiful spate river and includes a magnificent waterfall and is the perfect spot to see leaping salmon.

The property is accessed via a partially shared private road which leads off the B844 public road and crosses the River Euchar via a stone arched bridge. The farmhouse, cottage and range of buildings are all situated centrally within the holding, close to the eastern boundary and at the end of the private drive. The mix of pasture, grazing and woodland provides a haven for wildlife, including deer, otters, pine martens with buzzards and herons being common with occasional sightings of sea eagles.

Raera Farmhouse
The farmhouse is situated a short distance from the steep Euchar Glen and is surrounded by an area of open pasture ground and lies adjacent to the farm buildings. The property is of traditional stone construction with whitewash finish under a pitched slate roof and dates back to the early 1700s.

Throughout, the property has been tastefully modernised and was extended approximately 11 years ago with the addition of a sun room/kitchen area, to provide comfortable and spacious family accommodation over two levels, including a self-contained annex to east of the building. Details of the accommodation and room dimensions are set out in more detail within the floor plans contained in these particulars.

The garden grounds surround the property and include an area of lawn which is enclosed by flowers beds and rhododendrons providing a colourful backdrop to the house. There is an area of timber decking adjacent to the sun room on the west elevation, which offers space for alfresco dining whilst making the very best of the evening sun.

To the rear of the house, there is a private and enclosed walled garden which is mostly laid to lawn and a small orchard, fruit cage and vegetable patch. The garden is equipped with a useful modern greenhouse of glass and brick construction with a concrete floor whilst part of the adjacent steading is currently used as a garden store.

Raera Cottage
The cottage is situated to the southeast of the farmhouse and is currently split into two apartments which are let out as holiday accommodation. The property is brick-built under a tiled roof and has recently been redecorated internally and benefits from an elevated position with views to the north across the River Euchar and surrounding hills and countryside.

The property provides an additional source of income via holiday bookings which are fairly consistent throughout the year, with the 2-bed apartment achieving a rate of around £120 per night and the 1-bed apartment in around £90 per night.

Farm Buildings
The farm is serviced by a range of traditional and modern farm buildings which are situated centrally within the holding and lie adjacent to the farmhouse. The traditional buildings form a U-shaped courtyard steading with several more modern buildings located to the west of the courtyard. The buildings comprise:

Traditional Steading
Located adjacent to the farmhouse garden and largely of traditional stone construction, under a mix of box profile, corrugated, pantile and slate roofs. The traditional buildings may present future opportunities for conversion and development to alternative use, subject to obtaining necessary planning consents. The traditional steading is split into the following:

Workshop/Store (10.2m x 5.9m)
Of traditional stone construction under a corrugated roof with a concrete floor.

Lean-To (4.11m x 2.48m + 2.10m x 2.09m)
Of traditional stone construction under a corrugated roof with a concrete floor.

Stable Block Store/Loose Pens (21.5m x 4.11m)
Of traditional stone construction under a slate roof with a concrete floor.

Former Cattle Courts (19.3m x 5.52m)
Of stone construction under a slate roof with a cobbled floor.

In addition to the traditional range of buildings there are several more modern buildings including:

Implement/Tractor Shed (8.63m x 4.15m)
Located within the courtyard area of timber frame construction under a mono-pitched box profile roof with a concrete floor.

Hay Shed and Lean-to Store (22.5m x 5.7m and 13.5m x 4.4m)
Located to the west of the traditional buildings and of steel portal frame construction under a corrugated roof with a concrete and stone floor.

Store Shed (9.07m x 2.90m)
Of timber frame construction under a box profile roof with box profile side cladding and a concrete floor.

Garden Store (3.7m x 2.8m)
Of brick construction under a box profile roof.

THE LAND
The land at Raera is situated in a contiguous block and extends to approximately 143.77 Ha (355.26 Acres) in total including roads, yards and buildings. The land surrounds the farmhouse, cottage and steading and provides an excellent mix of productive in-bye pasture, upland grazing ground and a mosaic of mixed amenity woodland including a large area of native oak woodland which extends to approximately 24.09 Ha (59.53 Acres).

The land has been classified predominately as Grade 5.1 and 6.3 by the James Hutton Institute and is of a northerly aspect rising overall from approximately 13m above sea level at its lowest point, adjacent to the bridge that crosses the River Euchar to approximately 184m above sea level at its highest point on the south eastern boundary. The hill tops of the land offer panoramic views over the surrounding countryside towards Mull.

The fields are accessed via a network of internal farm tracks with all the pasture fields benefiting from stock proof fencing with some of the fences having been replaced in recent years. The eastern and southern boundaries are enclosed by an adjacent neighbouring commercial woodland plantation. The farm currently carries in the region of 30 ewes plus 30 hoggs but has historically had upwards of 90 ewes plus a small herd of cattle on the holding.

FISHINGS AND RIVERS
The subjects of sale include approximately 1.74 miles of single bank salmon fishing rights on the River Euchar which forms the principal beat between points A to B as outlined on the separate fishing plan. The River Euchar forms the northern boundary of the holding and although the fishings have not been regularly fished for a number of years, it includes some 21 named pools on River Euchar alone and a picturesque waterfall which provides the potential to see leaping salmon. The River Euchar is very much a spate river with the first runs of fish starting in early summer with the main runs occurring in July through to October.

The topography of the land either side of the rivers has created a number of impressive deep pools both upstream and downstream of the waterfall, which provide excellent salmon fishing and are ideal for wild swimming. The scenic nature and seclusion of the river and the abundance of woodland, wildlife and the peaceful setting on Raera may present future opportunities for wider wellbeing uses, subject to obtaining necessary planning consents.

Given the topography, there are a number of flow burns and streams which run off the hill into the River, and there may be the opportunity for the creation of a micro hydro scheme to be installed subject to obtaining the necessary planning consents. The subjects also include rights to fish on additional tributaries on the River Gallain between points B-C and River Oude between points D-E.

HISTORIC SCOTLAND
The site of Raera Castle has been designated as a scheduled monument and is located to the north east of the farmhouse. Further details available via Historic Environment Scotland website

LOCAL AUTHORITY
Argyll and Bute Council, Kilmory, Lochgilphead, Argyll, PA31 8RT T:

FIXTURES AND FITTINGS
White goods are included in the sale, but a number of the plant pots in the garden are specifically excluded from the sale. No other items are included unless mentioned in the sales particulars.

DIRECTIONS
From Oban head south out of the town on the A816/Soroba Road and continue on this road for approximately 7.5 miles. Then turn right onto the B844 just before Kilninver Primary School, and after 0.2 miles turn left with Raera Farmhouse being situated at the end of this private road.

POST CODE
PA34 4UT

WHAT3WORDS
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IACS
All the farmland is registered for IACS purposes.

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

BASIC PAYMENT SCHEME (BPS) 2024
Any BPSE Payments relating to the 2024 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 (BPS) for the remainder of the scheme year.

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

LESS-FAVOURED AREA SUPPORT SCHEME (LFASS)
All of the land has been designated as being within a Less-Favoured Area.

SGRPID
Scottish Government, Agriculture and Rural Economy, Cameron House, Albany Street, Oban, PA34 4AE. T:
E: SGRPID.

MINERALS
The mineral rights are included insofar as they form part of the title.

SPORTING RIGHTS
Insofar as these rights form part of the property title they are included within the sale. There are single bank salmon fishing rights on the River Euchar.

EPC Rating = E