Morvich Estate, Rogart, Sutherland, IV28

Morvich is located in a wonderful private, yet accessible position on the east coast of the county of Sutherland, rising from fertile former flood plains bordering the River Fleet through to upland grazings, mature woodland and heather clad hill ground. The nearby village of Pittentrail has a local shop, petrol station, primary school, garage, hotel with pub and village hall, as well as a railway station which is a request stop on the Far North line. Secondary schooling is available in Golspie and The Royal Burgh of Dornoch, both of which offer a further range of shops and facilities as well as world renowned golf courses. Inverness has all the amenities of a modern city as well as its airport with regular flights to the south and flights to Europe.

Sutherland offers an excellent range of opportunities for the outdoor enthusiast including an array of game sports, fishing, hill walking, climbing and golf to name just a few while the peaceful unspoilt surrounding countryside is home to a variety of wildlife.

There is an award winning beach at Dornoch, whilst the west coast with its beautiful coastline and excellent sailing is only about an hour away. In addition, the success of the NC500 travel route has brought an increased demand for goods and services in the area

The Estate
Morvich is a Highland Estate of renowned quality extending to about 1,976.7ha /
4,884.6 acres. At the heart lies an exceptional Georgian Lodge, estate buildings and gardens which are surrounded by a quintessential Highland landscape of varied habitats offering wonderful agricultural, sporting and environmental interest. The estate includes a diverse mix of good quality low ground on the fertile plain of the River Fleet, mature Birch and Oak woodland rising to heather clad hills. In addition to the principal lodge, there are five further houses and an excellent range of farm buildings. In essence, Morvich offers “everything you would want and nothing you wouldn’t” from a Highland estate.

Residential Property
There are six residential properties in total at Morvich including an impressive and very well-appointed 7-bedroomed principal Lodge; a substantial refurbished Guest Lodge, Morvich Farmhouse (in need of renovation), Keeper’s cottage and Keeper’s Bothy. In addition, located at the heart of Rogart and detached from the rump of the estate is Pittentrail Lodge, a detached three bedroom timber built bungalow.

Morvich Lodge
Morvich Lodge is an exceptional traditional sporting lodge located back from the public road and set amongst beautiful and well established mature gardens. An attractive, grade B Georgian Lodge, the house is constructed of harled stone under slate roof and provides very well appointed and comfortable accommodation over two storeys. In addition, there is an adjoining two-bedroom annexe currently used as staff accommodation which can be used as additional rooms to the main lodge or let / occupied separately. The accommodation includes:

Ground Floor: Porch. Hall / Games Room. Cloak Room. Drawing Room. Library. Sitting Room. Dining Room. WC. Dining Kitchen. Hall. Utility Room. Boiler Room.

First Floor: Landing. 7 Bedrooms. 5 Bathrooms.
Annexe: Hall. Sitting Room. Kitchen. Bathroom. 2 Bedrooms.

The house has many of the features one would hope to find in a property of this age and character including corniced ceilings, attractive open fireplaces, working timber shutters, an Aga in the kitchen and flag stone flooring. The drawing room, library and games room / hall in particular are very welcoming and impressive rooms whilst the house offers enormous flexibility of use and is ideal for use a private family residence or hosting large parties of guests. It is double glazed and is connected to mains water and electricity, private drainage, and oil central heating.

Occupying a prominent position against a back drop of mature Beech, Oak and for trees, the house is accessed over a gravelled driveway which offers ample parking space for several vehicles. The gardens include extensive areas of lawn as well as various mature beds and borders along with an array of azaleas, laburnum and a variety of specimen trees. A steep bank includes a stunning natural water feature whilst a tennis court is located nearby.

Guest Lodge
The Guest Lodge is a wonderful substantial detached house which in recent years has been used as a holiday let, most often used by those enjoying the estate’s sporting offerings. Constructed of painted harled stone under slate, the accommodation is provided over two storeys, including, a spacious sitting / dining room, well equipped kitchen, utility / boot room and five bedrooms each of which has ‘en suite’ facilities. The house is double glazed and connected to mains water and electricity, private drainage and has oil central heating. Accessed via a private gravelled driveway directly off the A839, the property has a fine southerly aspect and benefits from a lawned front garden.

Morvich Farmhouse and Annexe
Located adjacent to the principal farm buildings range and next to the Guest Lodge is Morvich Farmhouse. An impressive and substantial stone built farmhouse of stone and slate, the farmhouse currently lies vacant having formed part of a wider farm tenancy in the past. Accommodation, which is in need of significant renovation, is provided between the original farmhouse and an adjoining annexe, over two storeys and includes three reception rooms, kitchen, bathroom and four bedrooms. It is double glazed (in part) and is connected to mains water and electricity with oil central heating. The property offers enormous scope for development and the possible creation of one or two excellent holiday lets.

Keepers Cottage
Keeper’s Cottage is an attractive traditional two-storey cottage constructed primarily of stone under a slate roof with a harled block and slate built more recent extension. Well-appointed accommodation is provided over two storeys and includes a porch / boot room, kitchen, sitting room, utility room and bathroom on the ground floor. On the first floor, a landing leads to a family bathroom and three bedrooms. The property is double glazed throughout and connected to mains water and electricity, private drainage and oil central heating. The property has a gravelled driveway and a good sized front and rear garden.

Keepers Bothy
Situated a short way up the hill from the main group of buildings in an elevated position, the Keeper’s Bothy is a delightful one and a half storey traditional croft house constructed of stone under slate with a small outbuilding which until most recently was used as staff accommodation. Accommodation is provided over one and a half storeys including a hall, kitchen, sitting room, bathroom and two attic bedrooms. The property is double glazed and connected to mains water and electricity, private drainage and LPG central heating. Externally there are former kennels, a small storage building and log store.

Pittentrail Lodge
Located at the heart of Rogart and accessed via a shared private track is Pittentrail Lodge, a detached three bedroom bungalow constructed of timber with a wooden clad exterior and a slate effect roof. Accommodation includes an entrance porch, hall, dining kitchen, utility room, shower room and three bedrooms. The house has upvc double glazed windows, oil central heating and is connected to mains services. It is occupied on a licence to occupy basis to a former estate agricultural tenant.

Farm & Estate Buildings
There are a range of useful estate and farm buildings divided between the traditional farmstead at Morvich and those closer to the Lodge which are used for sporting and general estate purposes. These include: 6 bay open fronted modern cattle shed, Pole Barn, Storage Shed and a ‘U’ Shaped Steading with Extension.

Lying between the road and the lodge, there is a concrete and hardcored yard area with a range of storage buildings, including: Stone Storage Shed, Estate office/Storage Shed and a Workshop.

Land
In total, Morvich Estate extends to circa 1,976.7ha / 4,884.6 acres the majority of which is held with vacant possession with smaller areas land subject to crofting tenancies (about 20 crofts covering some 58.9 Ha /145.2 acres) and common grazings (about 426 Ha / 1,053 acres). The majority of the land at Morvich comprises largely south facing hill ground together with some 153.5ha / 379.5 acres of good quality in-bye low ground suitable for arable cropping or grazing. Rising from just above sea level up to a high point of 341m a.s.l, the estate has an attractive, undulatory and largely southerly aspect with far reaching views and Dornoch Firth and River Fleet to the south.

The hill ground on the estate is largely split between Class 5(2) and 6(3) by the James Hutton Institute meaning the land is largely restricted for use as improved grassland or rough grazing. The majority of the low ground is classed at 3(2) suggesting that land is capable of arable cropping and excellent grazing ground. The main Inverness to Thurso train line bisects the low ground and there are several designated monitored crossing points.

The common grazings and crofts extend to the west side of the Estate and are largely rough hill ground. The common grazing extends to 426.33 Ha (1,053.46 acres or thereby) and are utilised by the local graziers. The crofts are let on nominal rents and extend to approximately 58.78 Ha (145.24 acres) or thereby.

Sporting
Over the years, the owners have enjoyed a varied and exciting sporting offering at Morvich enhanced by the estate’s truly majestic topography. One of the estate’s most appealing features is the range of opportunities on offer which allow for sport at almost all times of the year. The variety on offer includes stalking for Red, Sika and Roe Deer, magnificent wildfowling on the lower lying wetlands, opportunities for walked up grouse, salmon fishing on the River Fleet and trout fishing in several hill lochs. Until 2025, the owners also ran a renowned and supremely organised pheasant and partridge shoot that capitalised on the outstanding topography of the area. Much of the infrastructure in place to easily resurrect it.

Morvich is a member of the East Sutherland Deer Management Group with hinds and stags showing on the ground throughout the year. In 2025, the estate culled circa 29 male red deer and 17 females. Historically, the owners enjoyed sustainable walked up grouse shooting (on average up to 4 brace have been shot annually) whilst the estate offers some of the finest wildfowling in the Highlands with numerous ponds and splashes located across the estate and especially on the lower lying farmland and Alder Woods producing mixed bags of mallard, teal, widgeon and geese, adding enormously to the overall variety and amenity on offer.

In addition, the Estate includes left bank fishing rights for Salmon and Sea Trout on the River Fleet. A productive Highland spate river in the right conditions, extending to approximately 4.3km / 2.6 miles or thereby, there are 4 named pools and various holding waters and over the years have averaged around 10 Salmon and 8 Sea trout per season. Most recently, the fishings have been mainly enjoyed by the Rogart Angling Association on an annual verbal agreement. Exciting brown trout fishing is also available on Lochs Salachaidh, Lunndaidh and Bhiocair.

The estate also enjoys various long term sporting leases in and around the estate with further details available in the estate’s data room.

Crofts
In addition to the farming tenancies there are several crofts over the estate as well as an area of common grazing. Crofting tenure grants considerable rights to crofting tenants where tenants have an absolute right to purchase their croft from their landlord at the statutory value of 15 times the fair rent of the holding. Approximately 58.78 Ha (145.24 acres) of the land at the Estate is under crofting or common grazing tenure.

Environmental Designations
The Estate is subject to a number of designations which confirm its status as an area of enormous environmental importance. The estate is also host to several Scheduled Ancient Monuments (SAMs) including various neolithic, bronze age or pictish forts, cairns and hut circles (details are available on Further, Morvich Lodge is a category B listed building. There are various environmental designations over the estate, including: Strathfleet SSSI, Mound Alderwoods SSSI, Mound Alderwoods SAC, Dornoch Firth and Loch Fleet SPA, Dornoch Firth and Loch Fleet Ramsar.