Buteland Farm, Buteland Road, Balerno, Midlothian, EH14

Situation
Buteland Farm occupies an attractive and highly accessible setting on the northern edge of the Pentland Hills, approximately 2.5 miles south-west of the sought-after village of Balerno, and just west of Currie and Juniper Green. The property lies on the western fringe of the City of Edinburgh and A720 (Edinburgh City Bypass), offering excellent connectivity while retaining a peaceful rural location.

Balerno, located to the north-east, provides a comprehensive range of local amenities including primary and secondary schooling, a selection of shops, garages, and local businesses, as well as sporting and recreational facilities. For a wider range of services, the town of Livingston lies a short distance to the northwest. Edinburgh city centre, approximately 10 miles to the north-east, is widely regarded as one of the UK’s leading cities, offering an extensive choice of retail, dining, cultural attractions, and professional services.

The farm itself is set in a private yet readily accessible position to the south of the A70, surrounded by open countryside. It benefits from excellent transport links, with easy access to the M8, M9, and Edinburgh City Bypass, allowing convenient travel throughout Central Scotland, the Lothians, Fife, and beyond. Glasgow is within an hour’s drive. Regular rail services are available from nearby stations at Curriehill, Kirknewton, and Livingston, all providing direct connections to Edinburgh and Glasgow. Edinburgh Airport is also within a 30-minute drive, offering both domestic and international flights.

Buteland Farm benefits from attractive views across the surrounding countryside to the northeast and west. The area is rich in wildlife and offers excellent opportunities for outdoor pursuits, with the Pentland Hills Regional Park nearby providing extensive walking and riding routes. A number of highly regarded golf courses, including Harburn, Dalmahoy, and Glencorse, are within easy reach, while world-renowned championship courses such as St Andrews, Gleneagles, Muirfield,
and Gullane can all be accessed within little over an hour.

The surrounding area is well supported by a wide range of agricultural contractors, merchants, and suppliers. Livestock markets at UA Stirling Agricultural Centre (approximately 38 miles to the northwest) and Lanark (around 23 miles to the south-west) provide excellent outlets. The region is recognised for its combination of fertile arable land and productive pasture, capable of delivering high yields across a versatile range of crops and well suited to livestock enterprises.

Description
Buteland Farm offers an outstanding opportunity to acquire a renowned mixed farming unit, extending to approximately 250.79 Ha (619.70 Acres) and situated in a highly accessible location between the administration districts of Edinburgh City and West Lothian. Located to the south of the farm buildings there is a modern built 3-bedroom farmhouse known as ‘South Cottage’ featuring a private enclosed garden and separate tarmac parking area. The holding is equipped with an excellent range of modern and adaptable farm buildings, which are arranged in a group just to the north of South Cottage and are accessed directly from the minor public road. The farmland is well-suited to growing a variety of cereal crops as well as a regular grassland rotation. The land and field enclosures all benefit from an excellent level of vehicle access via a network of internal farm tracks or directly from the public roads, which divide the Farm into three separate land parcels.

Farming History
The current sellers have farmed Buteland Farm for over 20 years. In more recent years, the arable land has predominantly been down to pasture with the land used for grazing and fodder production to support an in-hand commercial herd of cross Limousin Belgian Blue cattle of approximately 250 suckler cows plus followers and further heard 40 of pedigree Limousins. A significant amount of investment has been made to the farm steading over the years providing capacity for housing up to 550 head of cattle at any given one time. The farm is well served by excellent and extensive range of additional modern buildings providing space for machinery, grain and straw storage along with an outdoor silage pit.
The land has benefited from regular applications of farmyard manure from the beef enterprise, and historically, the majority of the land has been ploughed and utilised for arable cropping, when the farming system was centred on a mixed farming operation comprising a cereal rotation with temporary grass. The fields are well laid out and generously sized, easily accommodating modern machinery, and are readily accessible directly from adjacent public roads.

Method of sale
Buteland Farm is offered For Sale As a Whole.

For Sale Separately: Temple House – An outstanding modern country house with 5 Bedrooms, 3 Public Rooms,
2 Bed Annex Accommodation, Outbuildings and 1.65 Acre Paddock. Further details available from the selling agents.

South Cottage (Farmhouse)
South Cottage lies on the southwestern periphery of the farm steading and is accessed via a short private farm drive which is shared with the farm buildings and leads directly from the minor public road. Built in 2005, South Cottage is a modern detached farmhouse of harled block construction under a pitched slate roof. The property provides spacious family accommodation over two levels, and the room dimensions are provided in more detail within the floor plans contained in these particulars.

Garden
South Cottage benefits from a well-maintained area of garden to the front and rear of the house which is mostly laid to lawn with small areas of patio and enclosed by hedging providing privacy from the farm steading. There is a tarmac driveway providing ample area for car parking, and the property benefits from an adjoining single garage/store.

Farm Buildings

Buteland Farm is well equipped with an excellent and extensive range of modern farm buildings which are located centrally within the holding and to the northeast of South Cottage.

The farm buildings comprise as follows:
Grain Store (23.8 x 11.5m)
Of steel portal frame construction under a box profile roof and side cladding with concrete panel walls and a concrete floor.
Workshop/Feed/Fertiliser Store (30.6m x 11.9m)
Of steel portal frame construction under a corrugated roof with block-built walls and a concrete floor. The building is split into 3 separate compartments with electric roller doors.
Lean-to Calving Pens (24.5m x 4.2m)
Of steel frame construction under a corrugated roof with concrete walls and a concrete floor.
Cattle Court (58.7m x 26.2m)
Of steel frame construction under a corrugated roof with block walls and a slatted
concrete floor with two feed passages.
Lean-to Bull Pens (42.0m x 3.92m)
Of steel frame construction under a corrugated roof with block walls and a concrete floor. Building is split into 7 bull pens.
Feed Bins
1 x 40 tonne feed bin
1 x 20 tonne feed bin
Straw Sheds (22.6m x 20.5m)
Two adjoining sheds of concrete frame construction under a corrugated roof with shutters concrete walls, Yorkshire and box profile side cladding and a concrete floor.
Cattle Shed (55.0m x 23.25m)
Of steel portal frame construction under a corrugated roof with block walls, Yorkshire board side cladding and a concrete floor with a central feed passage. The building is split into a straw bed cattle court and rubber mat beds either side of the passage. There is a cattle race, cattle crush, and outdoor handling system which farm part of the building and are all included in the sale.
Lean-to (55.0m x 9.14m)
Of steel frame construction under a corrugated roof with block walls and a stone floor.
Cattle Shed with Calving Pens (30m x 25m)
Of steel portal frame construction under a box profile sheet roof with concrete panel walls, Yorkshire board side cladding and a concrete floor with a central feed passage.
Cattle Handling Shed (7.41m x 5.92m)
Of steel portal frame construction under a box profile sheet roof with box profile sheet cladding and a concrete floor. The cattle race and Arrowquip squeeze crate are available by separate negotiation.
Store Shed (20.0m x 9.70m)
Of steel frame construction under a box profile sheet roof with insulated panel walls, roller door, internal block wall partition and a concrete floor.
Chemical Store (6.3m x 2.67m)
Former Portacabin
Silage Pit
Silage Pit Earth bank, with concrete wall and concrete floor. Holds approximately 2500 tonnes.
Midden
Concrete and timber walls with a concrete floor.
Yard Area
The farm steading benefits from an extensive area of concrete and hard standing providing additional space for machinery and fodder storage.
Ruin Steading
Located approximately a mile to the west of farm steading and to the east of the Water of Leith, there are the remains of a former steading. The buildings benefit from a secluded position and are largely intact to wall head level and may offer future development potential, subject to obtaining the necessary planning and listed building consents. Historic Environment Scotland have afforded the building complex category B listing status.

The Land
The farmland at Buteland Farm extends to approximately 250.79 hectares (619.70 acres) in total, including all roads, yards and buildings. The farmland is arranged across three distinct blocks, divided by adjoining public roads. The principal block lies to the west of the main steading and extends as far west as the Water of Leith. Two further parcels are situated to the north and south of the farm steading, separated by Haughhead Road and Buteland Road respectively, both of which are readily accessible from the farm steading. The land is predominantly classified as Grade 3.2 and Grade 4.2 by the James Hutton Institute, with smaller areas of Grade 5.3, and offers versatile and well-balanced mix of arable and silage ground, together with established pasture and grazing land, which would support a wide range of farming systems. Fields are generally well-sized and sensibly configured, making them well suited to efficient and modern farming practices. Access is a key feature of the property, supported by a well-maintained network of internal tracks and multiple gateway points from adjoining minor public roads, or via a shared private road which form part of the sale and forms the southern boundary of the holding. The holding is further enhanced by several woodland areas which provide shelter to adjacent enclosures and offer wider further environmental and amenity opportunities. There are also some more recently established commercial plantations on the holding offering longer-term income potential alongside scope to plant more land and benefit from natural capital returns (subject to obtaining necessary planting approval).

General Remarks and Information

Flood Risk
Flood maps of the area can be viewed at Search

IACS
All the farmland is registered for IACS purposes, and the farm code is 84/558/0054

Nitrate Vulnerable Zone (NVZ)
The land at Buteland Farm is not included within a Nitrate Vulnerable Zone (NVZ).

Basic Payment Scheme Entitlements (BPSE)
The Seller may enter discussions with the Purchaser(s) to transfer the right to receive the 216.00 Region 1 and 2.65 Region 2 Basic Payment Scheme Entitlements (BPSE) in addition to the heritable property by separate negotiation. Further details are available from the Selling Agents. Any payments relating to the 2026 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) 2026 for the remainder of the scheme year.

Forestry Grant Scheme
A Forestry Grant Scheme was entered into in 2017 covering 6.35 hectares (15.69 acres) and comprising the majority of enclosure 47. The purchaser(s) will be responsible upon occupation of the subjects of sale to comply with all ongoing management requirements to maintain the woodland as laid down under Forestry Grant Scheme Contract for the remainder of the scheme. For further details, please contact the selling agents.

Less-Favoured Area Support Scheme (LFASS)
All of the land has been designated as being within a Less-Favoured Area.

Planning
Planning consent was crystallised for a further dwellinghouse as part of the development of South Cottage. Further details via Edinburgh City Council quoting planning reference No 03/02969/FUL.

Historic Scotland
Historic Environment Scotland have afforded the ruinous steading development to the west of Buteland farm steading complex Category B Listed Building (Ref LB26779). Further details available via Historic Environment Scotland website:

Designations
A small area of land to the southwest of the Water of Leith which forms part of the sale falls within the Pentland Hills Regional Park. Further details are available from NatureScot website

Local Authority
City of Edinburgh Council, Local Office - 10 Westside Plaza, Edinburgh, EH14 2ST T: E: southwest.

Scottish Government Rural Payments And Inspections Directorate
GALASHIELS
Scottish Government Agriculture and Rural Economy
Cotgreen Road
Tweedbank
Galashiels
TD1 3SG
Tel:

Minerals
In so far as these rights form part of the property title they are included within the sale.

Timber
All fallen and standing timber is included in the sale in so far as it is owned by the sellers.

Sporting Rights
In so far as these rights form part of the property title they are included within the sale.

Fixtures and Fittings
All fixtures and fittings are included in the sale price. No other items are included unless mentioned in the sales particulars TBC.
Ingoing Valuation
The purchaser(s) of Buteland 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.
Deposit
A deposit of 10% of the purchase price shall be paid within seven days of completion of Missives. Deposit will be non -refundable in the event of the purchaser failing to complete for reasons not attributable to the Seller or their 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).
Access
The property is sold subject to any public rights of access exercisable in terms of the Land Reform (Scotland) Act 2003, it being noted that such rights do not apply to the curtilage of a dwellinghouse.

Third Part Rights and Services
There are rights of access over areas of Buteland farm in favour of the proprietors of Temple Cottage and Buteland House to the west of the farm steading.
The “Bore Stane Path” is a historical public right of way which crosses Buteland Farm D-E over the Pentlands to Carlops, near West Linton. There is a deed of servitude in favour of Scottish Power in respect of telecommunication cables and powerlines which follow the route of the existing electricity pylons which cross the subjects to the south of the farm steading.
The proprietors of the adjacent area of Woodland Plantation to the south of Buteland Farm benefit from a right of access over sections of private farm roads which forms part of sale between points A-B-C and D-E on the plan.
The proprietors of the Listonshiels Farm to the south benefit from a right of access over the road D-E.
There is a core path which follows the internal farm roads, between points D-E and D-A-C on sale plan and thereafter along the south westerly boundary of enclosures 7, 3 & 1.
There is a mains gas pipe which is on a servitude agreement and crosses through fields 44, 32, 39, 38, 41.
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.
The Sellers reserve the right to grant any required wayleaves and/or servitudes across the subjects of sale for the benefit of the Temple House which is owned by them and lies to the west of South Cottage in respect of an underground electricity cable which leads west from Buteland Farm Steading.

Solicitors
Anderson Strathern Solicitors Edinburgh, 58 Morrison St, Edinburgh EH3 8BP
T: E: Anne.

Directions
Postcode: EH14 7JJ

What 3 Words
devotion.reissued.hedgehog

Viewing
Strictly by appointment with the Selling Agents.

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, farmland and water courses.