Burrowland Farm - Lot 1, Kilwinning, North Ayrshire, KA13

Burrowland Farm comprises a productive dairy farming unit located within an accessible part of North Ayrshire, near to the settlement of Kilwinning. The farm is situated in an area suited to dairy, beef and other mixed farming enterprises and is well placed for access to Kilwinning (3 miles), Ayr (20 miles) and Glasgow (about 30 miles).

The local town of Kilwinning provides an excellent range of services and facilities including primary schools, and a secondary school whilst more comprehensive service and leisure facilities and retail parks are available in the nearby larger towns of Ayr, Kilmarnock and Irvine. Glasgow is easily reached via the A736 or A737 and Kilwinning also has a railway station on the main line to Glasgow with a regular train service. Glasgow and Prestwick Airports are 22 and 14 miles away respectively.

Ayrshire is renowned for its many golf courses including the world famous facilities at Royal Troon. The Morris Equestrian Centre with fabulous equestrian facilities is about 10 miles away and Muirmill Equestrian Centre, Symington is located 13 miles away. The surrounding area has a network of quiet country roads, suitable for walking, hacking and cycling. There are excellent yachting facilities at the marinas at Troon, Ardrossan, Largs and Inverkip.

This rural area is well served by the agricultural supply industry and the farm is about 18 miles from Ayr Market and just over an hour’s drive from the livestock market at Stirling.

Description
Burrowland Farm is currently home to the vendors’ high-yielding herd, which averages 10.250kg with milk supplied to First Milk, and utilises the ground for grazing and forage production. The predominately modern dairy facilities are adjoined by a versatile block of farmland to the east, west and south of the steading with Lot 2 land being located on the eastern outskirts of Kilwinning, north of the B785 approximately 1.5 miles south west of Burrowland Farm. In total the land, over the two lots, extends to 111.91 Ha (276.53 Ac) (excluding miscellaneous).

Farmhouse
The farmhouse is of traditional stone and slate construction and offers accommodation over 1 and a half storeys. The farmhouse requires renovation and comprises four bedrooms, living room, attic storage room, two family bathrooms, kitchen, former milk house and separate pantry. There is also a back stair with a large loft space which is accessed from the hall off the kitchen. The property also benefits from numerous storage spaces throughout the house. The room layout and dimensions are laid out in more detail in the floor plans contained within the brochure. It is double glazed throughout, serviced by private water with a 25.3kW biomass pellet boiler with the option for an oil connection. The farmhouse also benefits from a garage area and lawned garden area to the front of the house which is enclosed within stone walls.

Cottage
The cottage is of rendered roughcast brick construction beneath a slate roof and provides accommodation over a single storey. The accommodation comprises two bedrooms, a living room (currently utilised as a bedroom), family bathroom and kitchen fitted with a double oven and glass hob. The property has benefited from a programme of recent improvements, including the installation of new double-glazed windows and doors, new flooring, replastering, a full electrical rewire and a new Grant 21kW external oil-fired condensing combi boiler, which benefits from a 10-year warranty. Externally, there is a small area of garden ground to the rear, predominantly laid to lawn, while ample parking is available to the front of the property.

Method Of Sale
Burrowland Farm is offered for sale as a whole or in two lots.
Lot 1: Farmhouse, cottage, farm buildings and land extending in total to 103.26 Ha (255.16 Ac)
Lot 2: Land at Mid Moncur extending to circa 10.87 Ha (26.86 Ac)
Please note that Lot 2 will not be sold prior to the sale of Lot 1.

Farm Buildings
The farm buildings are situated immediately adjacent to the rear of the farmhouse and comprise the following:

• Former Tractor Sheds - Brick and breeze block wall construction with a concrete floor under a tin roof (3 bays).

• General Purpose Shed (About 18.29m x 12.19m) - Steel portal frame construction with concrete panels, box profile clad and yorkshire boarding, hardcore floor under a fibre cement roof with an open front.

• Cubicle House - Brick with tin cladding and hardcore floor under a fibre cement roof housing around 25 cubicles.

• Adjoining Lean-to – Concrete panel walls and box profile cladding.

• Former Collecting Yard -Stone construction with concrete floor, under a fibre cement roof.

• Dairy Complex & Cubicle Housing (9 (About 16.72m x 10.35m), 10 (70m x 25m), 11 (15m x 50m) - The dairy complex is contained within three adjoining steel portal-frame buildings. The facilities include a modern 20/40 swingover DairyMaster SwiftFlo parlour, installed in 2009, featuring auto-wash, ADF equipment fitted in 2025, drafting gates and the option to utilise automatic identification technology. The complex also incorporates two cubicle houses providing approximately 230 cubicles, two 6,000-litre DeLaval bulk tanks served by two J&E Hall condensing units, a vacuum pump, cattle handling race with integrated footbath, sawdust storage area and a farm office.

The cubicle houses provide approximately 130,000 gallons of underground slurry storage capacity beneath the slatted floors and benefit from a pipe system running beneath the concrete yard which connects directly to the slurry tower. The two buildings are separated by a central feed passage and comprise of micro-grooved slatted floors, a combination of concrete panel and breeze block walling, VentAir cladding and fibre cement roofing. Head-locking yokes are fitted throughout. Both the parlour and bulk tank installations have been regularly serviced and are understood to be up to date.

• Two Indoor Silage Pits (Each Pit About 32m x 13.72m) - Steel portal frame construction with concrete panels, tin cladding, concrete floor under a fibre cement roof with 6000 gallon effluent tank.

• Slurry Towers – There is one with a capacity of 300,000 gallons and a redundant secondary tower with a former capacity for 100,000 gallons.

• There are traditional buildings adjoining the farmhouse that include a former byre (stone & tin) that houses part of the kitchen extension which is of breeze block wall construction. There is also a workshop area (which has been recently re-wired) which is of stone and tin construction and houses the biomass boiler. In addition, the farm steading also benefits from a concrete apron yard and 16 tonne feed bin.

The Land
The land at Lot 1 extends to approximately 103.26 Ha (255.16 Ac) in total including roads, yards, buildings & woodland. The majority of the farmland has been classified as predominately Grade 3.2 with areas of Grade 4.2 and 6.1 by the James Hutton Institute. Whilst a small portion of the site is designated as Grade 6 land, this classification applies to a narrow strip adjoining the river bank. The land rises from 10m above sea level at its lowest point to east of the holding to 80m at its highest point of the farm. The fields are well laid out and of a generous size, easily accommodating modern machinery. There are small areas of amenity woodland (10.60 Ac) which provide an element of shelter.

Lot 2: Land at Mid Moncur About 10.87 Ha (26.86 Ac).
The land at Lot 2 extends to approximately 10.87 Ha (26.86 Ac) in total and is situated in one field accessed directly off the B785. The land in Lot 2 has been classified as predominately Grade 3(2) by the James Hutton Institute with an area of Grade 3(1). The land is currently down to spring barley. The land rises from 25m above sea level at its lowest point to 44m at its highest point. The field is well laid out and of a generous size and benefits from mains fed water troughs.

Services, Council Tax And Energy Performance Certificate(s)
Water - Private. Drainage - Septic Tank. Electricity - Farmhouse Mains -3 phase, Cottage Mains - single phase. Heating - Farmhouse Biomass Boiler, Cottage Oil Central Heating. Council Tax - Farmhouse Band D, Cottage Band C. Tenure- Heritable. EPC - Farmhouse G7, Cottage E44.

Basic Payment Scheme 2026/IACS
All the farmland is registered for IACS purposes. 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) for the remainder of the scheme year. The Seller may enter discussions with the Purchaser to transfer the right to receive Basic Payment Scheme (BPS) Entitlements in addition to the heritable property by separate negotiation. Further details are available from the Selling Agents.

Important Note
A clawback agreement is in place on Lot 2 in favour of the previous owner. Further details are available from the selling agent.

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

Less-Favoured Area Support Scheme (LFASS)
All of the land at Lot 1 has been designated as being within a Less-Favoured Area. The Land at Lot 2 has been designated as being out with a Less-Favoured Area.

Historic Scotland
From examining information available on the Historic Environment Scotland Website, we are not aware of any scheduled monuments.

Local Authority
North Ayrshire Council, Cunninghame House, Irvine, North Ayrshire, KA12 8EE T:

Scottish Government Rural Payments And Inspections Directorate
1 Pennyburn Road, Kilwinning, KA13 6SA. T: E: SGRPID. .

Minerals
The mineral rights are included as so far as they are owned by the seller.

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

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

Fixtures and Fittings
All fixture and fittings are included in the sale price. No other items are included unless mentioned in the sales particulars.

Ingoing Valuation
The purchaser(s) of Burrowland 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.

Directions
Burrowland Farm: From Glasgow, take the M8 then M77 south towards Ayr. At junction 7, take the B778 exit to Stewarton/Fenwick/Kilmaurs/B751 continue on the B778 through Stewarton to the A736 to Lochilbo Road, South of Auchentiber continue on this road, then turn right onto the B785 and follow the road. Turn right off the B785 on the curve that has a sign with North Fergushill Farm on the right and cottages on the left, continue along this road and you will arrive at Burrowland Farm. There will be a bungalow on the left hand side.

Lot 2 Land at Mid Moncur: Following the directions as above towards Burrowland Farm and once on the B785 follow the road round to the left at the curve, the land is the on the right hand side after about 0.6 miles.

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Post Code KA13 7RG

EPC Rating = G