3 bedroom country house for sale

Badentarbat Estate – Summary
The estate comprises a total of approximately 8,887.81 acres (3,596.73 Ha) comprising a significant portion of the Coigeach Peninsula. The estate is predominantly a crofting estate with a large central area of hills and moorland, designated as the Reiff, Altandu and Camascoille common grazings. There are also coastal townships which are a mixture of tenanted crofts, bought out owner occupied crofts and also croft apportionments. There is a large area of non-crofted land which is in-hand land known as Achnahaird which is located to the northeast side of the estate.

The estate has a significant coastal frontage of approximately 15 miles and enjoys spectacular panoramic views in all directions. Badentarbat lodge is a 19th century 2 ½ storey lodge (in need of upgrading a modernisation). There are significant sporting opportunities on the estate with red and roe deer stalking, Salmon fishing on the river Garvie (a small spate river).

An interesting element within the ownership title is the ownership of several of the small Summer Isles, totalling around 45.13 acres (18.26 ha).

Badentarbat Lodge
Badentarbat Lodge is an attractive traditional lodge constructed of harled stone walls set under a pitched slate covered roof. The lodge dates from the late 1700s and has been adapted and extended over the years with a more modern extension to east gable and a 1½ storey extension to the rear. The lodge, which is in need of upgrading and modernisation, faces southwest over Badentarbat Bay to the Summer Isles beyond.

Of 2½ storey construction, the main walls are of solid stone construction, rendered externally with a whitewash finish. The roof is traditional timber frame covered under a pitched slate covering. The windows are traditional sash and case being a mixture of new UPVC windows and the older wooden frames.

Internally the gross area extends to approximately 2,500 sq.ft and provides for accommodation which can be summarised as follows (floor plans are included within these particulars).

Ground Floor
Porch, Reception Hall, sitting room, family room, dining room, kitchen, scullery/store, bathroom, Studio (accessed separately)

First Floor
3 bedrooms (one of which situated above kitchen and accessed via a rear stair), Bathroom.

Second Floor
2 bedrooms

Outbuildings, Gardens & Grounds.
The lodge is surrounded by an attractive garden area with lawn, trees, shrubs and flower beds which are enclosed by a traditional and stone constructed wall. Just beyond the garden enclosure is a useful storage shed / garage.

Crofting/Common Grazings
Badentarbat Estate is primarily a crofting estate where the majority of the land is occupied by crofters and common graziers. Crofting is a mixed agricultural system based on small-scale occupation of land. Unique to the Scottish Highlands and Islands, crofting is a vital part of indigenous culture.

Whilst crofting has no impact on the landowner’s use and enjoyment of the traditional sportings (the deer stalking, fishing and game shooting), the enshrined legal rights of the crofters and common graziers are such that activities including renewable energy development, peatland restoration and new woodland establishment (together with associated carbon accreditation) rely on a collaborative approach between the landowner and crofting communities so that the benefit accruing from them financially is shared.

Under Scottish law, crofting tenants have an automatic right to buy their tenanted crofts from their landlord should they choose to do so. As with many similarly crofted estates, some tenants choose to exercise this right and others do not.

Also enshrined within Scottish law is the right of Crofting Community Bodies (CCBs) to exercise their right to buy a larger area of land which is subject to crofting legislation (i.e., land subject to common grazings) where it can be demonstrated that the CCB’s use and management of the land is in accordance with the interests of the community.

With this legislation having been introduced by the Land Reform (Scotland) Act of 2003, there have been a small number of CCB purchases of land – notably in the Outer Hebrides.

A further opportunity under current Scottish law which stands apart from Crofting Legislation is that of a Community Right to Buy. This enables community bodies anywhere in Scotland to register an interest in land which gives them the opportunity to buy that land when the owner chooses to offer it for sale.

The Scottish Government maintains a publicly available Register of Community Interests in Land (RCIL) where community interests which meet the stipulated criteria are registered. These criteria include the correct establishment of the Community Body, a clear justification for interest in, and future use of the land in question and evidence of the support of the majority of the community.

The estate operates in a similarly open and collaborative way with the wider community as it does with its crofting community stakeholders and the activities of the estate are aimed at supporting the sustainable development of the community.

Non-Crofted Land - Achnahaird
There is a significant area of non-crofted land on the estate known as Achnahaird which is a stunning coastal block of grazing and rough grazings which is located on either side of Achnahaird Bay and beach on the north side of the estate. This portion of land provides a purchaser an opportunity to utilise the land for their own purposes or indeed offers the possibility of siting a house as a further residence on the estate (subject to applying for and gaining planning consent). This land is shown hatched on the sale plan and extends to approximately 955 acres.

Summers Isles
Included in the title are 4 named Summer Isles and their outlying Skerries which provide an interesting and attractive addition to the estate. The Islands are fairly small in size and comprise Eilean a’Char, Eilean Chonaid, Eilean Fada Beag & Eilean a’Ehuic.

A plan of these islands are included within the particulars.

Peatland / Natural Capital
The estate holds significant amounts of peatland and natural biodiversity which may have potential for restoration and carbon capture schemes with a view to generating certified carbon credits. There have been no studies done of this potential on the estate however prospective purchasers should note that any such opportunity would require to be done in collaboration with the crofting grazing committees who hold the grazing rights over a substantial amount of the land holding.

Traditional Sporting
Red Deer Stalking
The primary form of traditional field sporting activity which takes place on Badentarbat Estate is red deer stalking with the wide expanse of open hill ground supporting a population of red deer. Current management practice with regards to deer stalking is to undertake culling on a non-commercial basis to both maintain the welfare of the deer herd and for the health of the natural environment. The estate is clear on its sustainable and legal deer management responsibilities, including deer welfare considerations.

The stalking is currently let on an annual basis (further details from the selling agents).

Fishing
Dotted throughout the estate and varying in size and depth, are approximately 26-named naturally occurring hill lochs, all of them hold populations of wild brown trout (of varying size) which are self-sustaining and can provide wonderful sport. In particular the lochs of Vatachan, Loch Raa, Loch Na Beiste, Creige Duibe, Lower Dornie, Upper Dornie, Loch na Totaig are particularly renowned and are located in exceptionally scenic settings.
There is salmon fishing on the River Garvie at the north east of the estate. The Garvie is a small spate river which is very productive at certain times of the year.

Game Shooting
The estate attracts migratory populations of snipe and woodcock during the autumn and winter months which offer the opportunity for sport for a small number of guns. In addition, there is opportunity for wild fowl, grouse, duck and geese shooting.