Aberchalder and Glengarry Estates, Aberchalder, Invergarry, Highland, PH35

Aberchalder and Glengarry Estates lie at the heart of the Great Glen some 4 miles south of the village of Fort Augustus and 39 miles from Inverness. Fort William is some 27 miles to the south. Invergarry, the nearby village is served by a convenience store, fuel station and small primary school whilst Fort Augustus is better served with larger grocery and convenience stores, alongside a GP surgery, fuel station and both a primary and secondary school. Inverness has all the facilities of a modern city including its airport with regular flights to the south and Europe.

The Great Glen is one of Scotland’s most iconic settings, famed for its breathtaking scenery, associations with Loch Ness and the Caledonian Canal and its proximity to Inverness, Fort William and Skye. Away from these popular centres, the beautiful countryside remains unspoilt and tranquil, providing a haven for wildlife and offering excellent sporting and leisure opportunities.

As well as the traditional rural sports of fishing, shooting and stalking, the Nevis Range Ski & Mountain Bike Centre near Fort William offers year-round activities. There are many way-marked walks and cycle trails in the area including the Great Glen Way which passes through the Estate along the southern bank of Loch Oich.

DESCRIPTION
The Estate offers everything you would want from a diverse Highland estate, comprising a mix of low ground ‘in bye’ land, hill ground, mature woodland, residential dwellings and farm buildings, mountain bothies, freshwater lochs and the solums (part) of Lochs Oich, Lochy and Garry. In all about 7,600.5 ha (18,780.8 acres).

LAND
The in-bye land lies primarily around the shores of Loch Oich and to the north of Leitir Fearn Farmhouse following the route of the Caledonian canal. The land comprises a mix of ploughable and permanent pasture and is primarily classified as Grade 4(2), 5(3) & 6(2) according to the James Hutton Institute land capability for agriculture plans. The sale also include parts of the solum for Loch Oich, Loch Garry and Loch Lochy (approx. 757.83 ha/ 1,872.5 acres). The remainder of the Estate’s
agricultural land comprises primarily rough hill grazings which are principally classified as Grade 6 and suitable only for extensive livestock grazing from an agricultural perspective.

This land rises from approximately 35 metres above sea level where it lies adjacent to the canal and the River Oich to approximately 815 metres above sea level at its highest point at Carn Dearg (‘Red Cairn’) at the southern end of the Aberchalder Deer Forest. The Estate comprises a mix of low ground ‘in bye’ land and hill extending to approximately 6,843.96 ha (16,911 acres) excluding the loch solums.

FORESTRY
Despite lying adjacent to extensive Forestry & Land Scotland (formerly known as The Forestry Commission) commercial plantations hugging either side of the Great Glen, the forestry on Aberchalder and Invergarry Estate is all best described as
upland amenity, shelter plantings and native remnants, some of which has been the subject of grant aid under Natural Regeneration and Native Woodland Planting Schemes.

There are two parcels of native planting (Scots Pine and broadleaves) dating from 2017 which extend to about 98ha (243 acres) and which were previously planted under a grant scheme. We understand this scheme has now ended and
carries no further subsidy income or liability. In addition, an area of ground has been earmarked for compensatory planting for an SSE pump storage facility located further down the ‘Great Glen’. The option payment of £14,000 has already been received. Should the 25 year lease option for planting be exercised by SSE, two establishment payments of £114,500 (first payment due on notice of intention to commence planting and the second due on completion of planting), a one off maintenance payment of £38,000 on receipt of a satisfactory tree crop assessment after year 5 of the planting will be made with an annual rent due of
£10,000 (indexed linked CPI July 2023 base). All necessary access rights to the site over an existing track will require to be granted to cover the planting and management of the scheme. Further details available from the selling agent.

Agricultural Tenancy
Leac farm extends to around 1,561 ha / 3,857 acres and comprises mainly rough grazing with a small area of inbye grazing and is found on the north western side of the Great Glen running up to near the Millennium windfarm. There are no houses
within the lease but there is a traditional farm steading and range of other basic farm buildings. The farm is let on a secure agricultural tenancy where the tenant has registered their right to buy.

The remaining inbye land is let on annual seasonal grazing lets. Further details available from the selling agent.

Renewables
Hydro schemes
Aberchalder and Glengarry Estate benefits from several renewable income streams. There are two hydro schemes, Glen Buck Hydro & Munerigie Hydro ( incorporating Faichem Hydro) , both of which are let by way of separate leases to Green Energy Trading Ltd and Hydro Energy Trading Ltd respectively. Both leases commenced in 2015 and run until 2065. The Glen Buck scheme is a run of river plus storage scheme situated above Glen Buck at the heart of the Estate. The installed capacity of this hydro is approximately 2MW and is expected to produce approximately 5,000,000Kwh per annum. Having recently been
upgraded with additional reservoir storage to increase the energy run time it is understood that the Estate receives a RPI indexed base rent plus a turnover rent equivalent to 5% of the gross annual revenue from the scheme. It is anticipated that the annual rent will be in the region of £75,000 per annum.

Munerigie Hydro is located on the Glengarry side of the Estate with the stone clad power house situated on Munerigie . This high head storage hydro has an installed capacity of 1MW and is expected to produce approximately 5,000,000Kwh per annum. It also incorporates the separate Faichem hydro scheme It is anticipated that the annual rent for the combined scheme will be in the region of £75,000 per annum.

The estate also receives a useful monthly caretaking charge for each hydro scheme.

Millenium Wind Farm
Situated on the Glengarry side of the Estate is the Millennium wind farm, a proportion of which (sixteen 2.5MW turbines) is located within the estate boundary. Let by way of 3 separately phased leases to Millennium Wind Energy Ltd, the first lease for 6 turbines commenced in 2006, a subsequent lease for 4 additional turbines was entered into in 2007 and a further lease for an additional 6 turbines was entered into in 2010 with the three leases scheduled to expire between 2032 and 2036.

Each of the leases was for a 25-year duration following commissioning and rental payments are made on a base rent plus a ‘top up’ rent payable based on 5% of the windfarm’s gross income. The Estate receives a minimum rent of £93,000 per annum for the original site and the first extension plus a minimum rent of £52,000 per annum for the second extension. The net income, inclusive of the top up in the 2025 calendar year was £446,000.

An option agreement for lease for a two turbine extension to the Millennium Wind Farm was entered into in 2025. It runs for 3 years unless extended. An annual option fee is payable.

Option Agreements
There are various option agreements across the estate including one whaich was entered into in 2025 to extend an existing wind farm, straddling the boundary between Aberchalder and Glengarry Estate and the neighbouring Ardochy Estate. The option runs for 7 years. An annual option fee is payable.

Additional Subjects
The company assets also includes:
Loch Garry Fish Pens - Situated towards the west end of Loch Garry, the Estate leases the rights to place up to 30 fish rearing pens for the purposes of rearing salmon smolts. The current leases terminates in 2029 with a rent of £33,000 being
subject to RPI increases. There is a right to extend the lease for a further 10 years to 2039 should the tenant agree upon an uplift of rent which will be calculated in line with RPI.

Port Macdonell House - This building used to be the old Estate office however it is currently vacant and incapable of occupation.

Drynachan Boat House - The Estate owns a small boat house on the shores of Loch Oich immediately adjacent to the A82. This is let at a rent of £120 per month.

Invergarry Land- In and around Invergarry there are small pockets of woodland on the edge of the village, some of which may offer some long term development value.

Sustrans Lease - the Estate leases to Sustrans an area extending to 1.91 hectares for public access. The lease commenced in 2014 and runs for 99 years with no rent passing having previously been capitalised.

Residential Dwellings
There are four dwellings to be included as part of the company assets. In addition there are three traditional bothies. The Glen Buck bothy is located near the heart of the Estate (Grid Ref LR34: NN336996) and the Paper Bothy and both of which are
used on an ad hoc basis by the Mountain Bothies Association who are responsible for maintenance and insurance of the bothies and payment of rates under Management Agreements with the Estate. A further detached traditional bothy is located south of
Leitir Fearn. This is uninhabitable but does offer enormous scope for redevelopment (subject to obtaining all required consents).

Leitir Fearn Farmhouse
Leitir Fearn Farmhouse lies just to the east of Loch Oich, nearby the entrance to the Estate and enjoys beautiful views over the loch and surrounding countryside. As an attractive traditionally built farmhouse with a slate roof and cast-iron
rainwater goods, the house provides spacious accommodation over two storeys and is currently successfully operating as a holiday let.

The accommodation includes:
Ground Floor: Hallway, Kitchen, Sitting Room (With Wood Burning Stove), Dining Room, Rear Hallway, W.C, Utility, Pantry.

First Floor: 4 Bedrooms (All En Suite).

Leitir Fearn Farmhouse sits within a well maintained garden, principally down to lawn with mature trees and gravelled parking areas both to the front and rear.

Calderburn Cottage
Located a little farther into the Estate along a private unmetalled track, Calderburn Cottage is a charming traditional dwelling and is also currently used as a holiday let. It is of stone construction under a slated roof and provides the following accommodation over two floors:

Ground Floor: Kitchen, Sitting Room, Dining Room, Bathroom

First Floor: 2 Bedrooms (1 En Suite).

Calderburn Cottage has a rear garden, down to lawn with parking to the side.

Leac Cottage
A traditional cottage which is also currently part of the estate’s holiday let portfolio. Located to the west of the Caledonian canal, this delightful cottage is constructed of stone under a slate roof, benefiting from double glazing throughout. The property is positioned between Grianach House and Leac farm steadings and is accessed along a private estate track. There is a small garden
surrounding the cottage which has been laid to lawn and is enclosed by a post and wire deer fence.

Bedroom, Living Room, Shower Room, Kitchen/Dining Room.

Grianach
Located just south of Leac cottage lies Grianach House, a modern property built in 2016 occupied by the Estate manager and is provided as part of his contract of employment. Constructed of a timber frame under a slate roof with views over the River Oich and the Old Locks, the accommodation comprises:
Ground Floor: Open Plan Kitchen/Dining/Living Room. Bedroom. W.C. Bathroom

First Floor: 2 Bedrooms.

The property is double glazed and has electric panel heating. Outside, it sits in a generously sized garden enclosed by a post and wire fence. Parking for several vehicles is provided at the side and rear of the house. Kennels and a substantial agricultural workshop and located to the rear and side provide useful storage.

Munerigie Cottage
Located the north west of Invergarry, Munerigie cottage is part developed. The cottage occupies a wonderful, elevated position with far reaching views across Loch Garry and provides a superb development project opportunity. In addition, there are a range of traditional outbuildings in mixed condition.

General Estate Buildings
The Estate buildings lie to the east of Leitir Fearn Farmhouse at the heart of the Estate. There is a practical yard area adjacent and conveniently positioned next close to the Estate entrance. They comprise:-

Sheep Shed About 26m x 32m

The sheep shed is occupied by a local grazier on a seasonal basis.

Small Timber Storage shed

General Purpose Shed About 12m x 18m

Lying next to the entrance of the Estate a modern general purpose shed. Steel portal frame with box profile walls and roof with principally hardcore floor with short concrete floor at entrance. Internal office/ store. Electricity and water.

Deer Larder

Sporting
The Estate has challenging and exciting red, roe and sika deer stalking both on open hill and within forestry blocks.
Whilst it is possible to let the stalking commercially, recently the stalking has all been conducted in-house as a culling exercise. The ten-year returns between 2016 and 2025 are as shown on the table below with a ten-year average of 14.8 Red stags albeit fewer were shot in between 2020 an 2023 owing to other commitments. It is anticipated that the Estate could sustainably stalk up to 25 Red stags per annum. The stalking on the north-west side of the Estate (Aberchalder) is carried out by agreement with neighbouring Achlain Estate. In addition, escapee Wild Boar that have become naturalised in the locality are regularly culled.

The Estate also enjoys trout fishing rights on Lochs Oich, Lochy, Garry and also in Lochs Lundie and Loch a Bhainne. No fishing records have been kept in recent years and the rights are only very lightly exercised.

Natural Capital
This interesting and complex estate would suit a natural capital developer seeking to tell a strong and nuanced story of nature restoration that goes far beyond accredited carbon offsetting. New woodland would expand, protect and link valuable ancient woodland corridors on the mineral soils on the lower part of the site. In the mountains, peatland restoration could contribute to, and benefit from, the ongoing landscape scale restoration on the Monadhliaths Wild Land. Significant water stewardship benefits for drought resilience and flood mitigation protecting the city of Inverness could be quantified and reported. There is also a strong human story of a landscape which bridges the civilization of the popular Great Glen Way at the lower end of the site; and the wilderness of the vast, pathless Wild Land which characterises the high ground.