4 bedroom detached house for sale

*Closing Date - Wed 10th July 2024 at 12noon*
Two productive farming units in an easily accessible position just north of Perth, convenient for the A9. Predominantly Grade 3(1) with areas of Grade 2, with modern agricultural sheds and a traditionally constructed four-bedroom farmhouse.

As a whole, the farms extend to about 91.38 ha (225.00 acres) and include modern and sizeable agricultural sheds. The land is classified principally Class 3(1), with three fields on North Barns Farm Class 2 by the James Hutton Institute. It sits about 100 metres above sea level to 110 metres at its highest point.

The ground is predominantly level or gently sloping and is accessed by way of a farm track, with access directly across to Coltrannie Farm by way of the newly constructed Coltrannie road bridge over the A9. The track through North Barns Farm is the ownership of Transport Scotland following a Compulsory Purchase for the upgrading of the A9. The farm and the adjacent residential homes have a right of access over it.

The land has grown a variety of crops over recent years including spring barley, potatoes and peas as noted in the cropping schedule. Currently, there is an area around 4.5 ha (11.11 acres) set aside.

North Barns Farm has modern agricultural sheds to the east side of farm track, detailed below with Lot 1.

Lot 1 – North Barns Farm and modern agricultural sheds

The land at North Barns Farm lies to the east side of the A9 and is accessed from the minor road from Bankfoot to Murthly.

The land lies between the heights of 100m and 110 m above sea level. The area is shown on the Meteorological Office Average Rainfall Chart in the region of 850mm per annum.

The land is shown on the James Hutton Institute Land Capability for Agriculture Plans as being mainly of Class 3(1) with three fields, extending to 16.01 ha (39.56 acres) of Class 2.

The predominant soil type is a brown soil which is part of the Balrownie Association. The areas considered as Class 2, are made up of mineral podzols which are freely draining and part of the Forfar Association.

The indicative SEPA Flood Risk Maps show there is no risk of river or surface water flooding.

The boundaries are a mixture of post and wire fences as well as stone dykes. The farm has previously been utilised for arable cropping although, the boundaries are suitably stock proof.

The farm access is owned by Transport Scotland, with all rights of way in place. This is also shared with the housing development to the north of North Barns Farmhouse.

The farm access also forms part of the Coltrannie to South Barns core path. Path Code: AGVN/117.There are wayleaves in favour of Scottish Water and Scottish & Southern Energy.

The land to the east of the A9 carriageway lies within the Strathmore, Fife and Angus Nitrate Vulnerable Zone (NVZ). The land to the west is not within a Nitrate Vulnerable Zone (NVZ).

Services include mains water and to the farm buildings. Three phase electricity is available close by running along the march boundary wall.

There are three sizable steel agricultural buildings:
Shed 1 – 30m x 15m with 6m height to the eaves, which was constructed in 2008
Shed 2 – 30m x 10m with max 6m height to the eaves, which was constructed in 2010
Shed 3 – 30m x 12m with 5m height to the eaves, which was constructed in 2014.

Lot 2 – Coltrannie Farm

Coltrannie Farm has fields on both sides of the A9 and is accessed from the minor road from Bankfoot leading to Murthly, through the lands of North Barns and over a newly constructed road bridge over the A9. There is also a right of access over a minor road within Bankfoot village.

The land lies between the heights of 90m and 100m above sea level. The area is shown on the Meteorological Office Average Rainfall Chart in the region of 850mm per annum.

The land is shown on the James Hutton Institute Land Capability for Agriculture Plans as being of Class 3(1), with small areas of 3(2).

The predominant soil type is a brown soil which is part of the Balrownie Association.

The indicative SEPA Flood Risk Maps show there is no risk of river flooding however, it should be noted that there are some small areas with a low risk of surface water flooding.

The boundaries are a mixture of post and wire fences as well as stone dykes. The farm has previously been utilised for arable cropping although, the boundaries are suitably stock proof.

There are wayleaves in favour of Scottish Water and Scottish & Southern Energy.

Only field C6 is within the Strathmore, Fife and Angus Nitrate Vulnerable Zone (NVZ). The remaining land is not designated within a Nitrate Vulnerable Zone (NVZ).

There are no services to the land.

Lot 3 – North Barns Farmhouse and adjacent paddock

North Barns Farmhouse is a very traditional stone-built property with a slate roof which was re-roofed in 1988. Included along with the Farmhouse is the adjacent grass paddock which extends about 1.08 ha (2.67 acres).

From the north side of the farmhouse, the main entrance opens into an inner hallway where the is space for coats and boots. To the right is a WC with wash basin. The kitchen has base and wall mounted units, wood block worktops, and an inset stainless-steel 1½ bowl sink. In addition to a free-standing American fridge freezer, the integrated appliances include a dishwasher and a double oven with hood above. There is a north facing window overlooking the courtyard.

The kitchen opens through to the sitting room which has a south facing window, a focal wood burning stove. A door leading off the sitting room opens to a multipurpose area which could be used for dining or office space, which in turns accesses the utility room which has wall mounted units, worktop, and space for four larger appliances and includes plumbing for an automatic washing machine.

An inner hall gives access to the garden room which was added in 2021. With windows on three sides and a remotely controlled opening roof light, this room is a most attractive addition to the farmhouse. It has a corner electric stove providing a focal point, and there is an external door to the garden. Finishing the ground floor accommodation is a double bedroom with a south facing window, a walk-in wardrobe and a modern en suite shower room with WC and wash basin.

On the first floor are three further bedrooms, two with en suite shower rooms. An office has a north facing window. This room would also work well as a dressing room. The floor mounted oil-fired boiler is located here. There is a family bathroom comprising WC, washbasin and bath and a separate shower.

The fitted flooring, integrated appliances and blinds are included in the sale. The free-standing electric stove in the garden room is available by separate negotiation.

Externally
The surrounding and enclosed garden provides a courtyard to the rear which is enclosed by gates. There is parking for several vehicles. This area includes two timber sheds measuring 7’ x 4’, and a timber garage 18’ x 10’ which has a powered door. There is a drying green to the side and grass area continuing to the south side of the farmhouse. There is a pedestrian gate and a field gate into the paddock.

Paddock
The grass paddock with field gate access is fully enclosed with stock proof fencing. Also accommodated in the paddock is the communal treatment plant and SUDS pond – both of which are securely fenced.

Services
The Farmhouse has mains electricity and water. Drainage is to a communal treatment plant shared with the five adjacent residential properties and is oil centrally heated. The agricultural sheds have mains power and water.

Compulsory Purchase
A small amount of land was compulsory purchased for the upgrading of the A9, including the building of the new Coltrannie Bridge between North Barns Farm and Coltrannie Farm. Negotiations are well in hand for a small area of land running adjacent to the farm track to bought back into the farm title