Wester Olrig Farm - Strutt & Parker

Wester Olrig Farm

Castletown, Caithness

A first class arable & stock farm located in a productive farming district

Wester Olrig Farm, Castletown, Caithness, KW14 8TD

Thurso 8 miles, Wick (Airport) 14 miles, Inverness 110 miles

Features:

Wester Olrig Farmhouse & GardensAn attractive and spacious 4-bedroom single storey farmhouse with 2 reception rooms,

kitchen, bathroom, shower room, boot room and study

Wester Olrig Cottages2 semi-detached cottages, one of which has 2 bedrooms and the other 3 bedrooms.

The cottages have provided additional rental income to the farm

Farm BuildingsAn excellent and extensive range of modern and traditional farm buildings

including generous grain storage, livestock housing and a large silage pit

Land About 265 acres of predominantly south facing arable/grass leys, 24 acres of ploughable pasture,

23 acres of rough grazings and 8 acres of amenity woodland

Renewable EnergyAn 11kW wind turbine and 2.5kW solar panels provide regular additional income.

The solar panels coupled with an energy efficient air source heat pump supply the farmhouse with heat and electricity

SSSI Loch of Durran Leans A magnificent environmental wetland area supporting a wide range of wading birds in natural

untouched habitats with excellent Agricultural Environmental Scheme potential

Basic Payment SchemeEntitlements to the Basic Payment Scheme

For sale as a whole

About 330 acres (134 ha) in total

SituationWester Olrig Farm is situated approximately eight miles to the east of the town of Thurso in the heart of the most northerly county of mainland UK, Caithness. It is situated in an area of Caithness which is well known as a productive farming district on account of the quality of soils, favourable climate, relatively low rainfall, and moderately level ground.

The village of Castletown is just over two miles distant and has a shop, primary school, and hotel. The closest town of Thurso has a population of around 9,000, and provides a good range of retail, commercial and education facilities. Its railway station offers daily services to Inverness. The Port of Scrabster at Thurso Bay is a gateway to the north, with daily ferry services to Orkney and is a port of call for visiting cruise ships.

Fourteen miles to the east is the most principal town in the north of Scotland’s mainland, Wick. The town also benefits from good transport links, with a railway station offering services south and Wick Airport delivering domestic flights and accommodating private jet aircraft.

The well-established agricultural area has a good range of suppliers and contractors. The Caithness Machinery Ring is situated at Killimster (9 miles). There is a local livestock market at Quoybrae which has regular sales throughout the year and there are also weekly sales in Dingwall and Thainstone, Inverurie.

In contrast to the mountainous county of Sutherland to the west, Caithness is a land of open, rolling farmland, moorland and scattered settlements. The area is fringed to the north and east by dramatic coastal scenery and is home to large, internationally important colonies of seabirds. The surrounding waters of the Pentland Firth and the North Sea hold a great diversity of marine life.

Amongst salmon and trout fishermen, Caithness is held in very high regard. The River Thurso, which runs for 20 miles from Loch More in the heart of the county to the sea at Thurso, is one of the most prolific salmon rivers in Britain. Rods can be rented on either a daily or weekly basis. Flowing southeast for several miles from Loch Watten to the sea, the River Wick is also a well-regarded salmon river with rods available on a daily basis throughout the season.

There are a further seven salmon rivers lying to the south and west of Wester Olrig and within a one hour drive, including famous rivers such as the Helmsdale, Halladale and Naver.

For the trout angler, there are numerous lochs in close vicinity of the farm, including Loch Watten which has a reputation as one of Scotland’s best wild brown trout fisheries.

Sea angling off the Caithness coast is well renowned. Bait and lure fishing for cod, halibut, ling, wrasse, mackerel and even fly fishing for pollock can make for some fantastic sport.

Caithness is well known for its royal connection with the Castle of Mey, one of the former homes of the late Queen Mother, now owned by her grandson, Prince Charles. It is situated 9 miles north of Wester Olrig. Prince Charles (known in Scotland as the Duke of Rothesay) enjoys an annual holiday at the castle, which is open to visitors, together with its fabulous garden, from May through to September.

Golf is a feature of the area with 18-hole links courses locally at Wick and Reay, an 18-hole parkland course at Thurso and a 9-hole course at Lybster, south of Wick. In addition, the internationally regarded Championship Course at Royal Dornoch is within a one hours drive.

For surfing enthusiasts, the north coast is well recognised amongst Europe’s premier heavy water destinations. Good solid ground swells and southerly winds combine to create ideal surf conditions, which have attracted the attention of some of the world’s top surfers.

The farm is located close to several stunning beaches with Dunnet Beach accessible by car in under ten minutes.

DescriptionWester Olrig is a superb, highly productive mixed arable and stock farm extending to approximately 330 acres (134 hectares).

The farm comprises a comfortable single storey farmhouse, 2 semi-detached cottages, an extensive range of modern and traditional farm buildings and renewable energy from a wind turbine, solar panels and air source heat pump for the farmhouse.

The farm benefits from having excellent, free-draining fertile soils and predominantly south facing good sized field compartments. Throughout the vendor’s three generations of ownership, the farm has always been maintained to a high standard including the management of soil organic matter and PH levels, and application of lime where required, so to continue producing high quality crops.

The land is conveniently laid out in one contiguous block with a centrally located steading. It consists of 26 field compartments. The majority of the land is classified 3(2) by the James Hutton institute, and ranges from approximately 25 metres to 60 metres above sea level. The average annual rainfall for the area is recorded as approximately 34 inches.

The land comprises arable/grass leys, ploughable pasture, rough grazings known as the leans area and amenity woodland. It can be summarised as follows:

Type Acres

Arable/grass leys 265

Ploughable pasture 24

Rough grazings 22

Amenity Woodland 8

Exclusions 11

The exclusions listed above are a combination of roads, yards and buildings, grass banks, ditches, hedgerows and a pond.

All the fields on the farm have individual troughs fed from the mains supply and are well fenced suitable for cattle and sheep. Many of the fields have flagstone fencing to provide animal shelter and maintained hedgerows to support natural habitats.

Farming SystemWester Olrig is farmed in-hand and is registered with SGRPID, with a farm code of 281/0084. In the past the farm has operated as a successful mixed livestock and arable enterprise, supporting over 200 head of cattle with an excellent range of farm buildings providing winter accommodation for livestock and adequate storage for grain and machinery. The farm includes a large 800-tonne silage pit with asphalt floor and underground effluent tank.

Wester Olrig

Field ID Area Land Use

Ha Ac 2021 2020

1 9.26 22.88 RGR RGR

2 0.36 0.89 TREES TREES


4 5.12 12.65 PGRS PGRS

0.16 0.40 EXCL (bank)


6 5.19 12.82 PGRS PGRS

0.12 0.30 EXCL (road)

7 10.15 25.08 SO SB

8 9.27 22.91 SO SB

9 0.29 0.72 EXCL (ditch)

10 10.45 25.82 SO SB

0.12 0.30 EXCL (hedge)

0.03 0.07 EXCL

11 7.22 17.84 TGRS FALW

12 0.33 0.82 PGRS PGRS

13 0.3 0.74 PGRS PGRS

14 0.22 0.54 PGRS PGRS

15 4.47 11.05 PGRS PGRS

16 0.23 0.57 EXCL (yard)

17 10.77 26.61 SO SB

0.03 0.07 EXCL

18 8.3 20.51 SO SB


19 1 2.47 PGRS PGRS

1.9 4.69 TREES TREES

20 6.57 16.23 PGRS PGRS


21 3.2 7.91 PGRS PGRS

5.43 13.42 RGR RGR

0.09 0.22 EXCL (pond)

22 6.46 15.96 PGRS PGRS

23 7.59 18.75 SO SO

25 7.85 19.40 SO SO


26 7.03 17.37 FALW SO

0.01 0.02 EXCL EXCL

Misc 2.97 7.34 RYB RYB

Total 133.74 330.46

Key:

Arable / Grass Leys 265.10

Ploughable Pasture 23.80

Amenity Woodland 7.8

Rough Grazings 22.88

Exclusions 10.90

330.46

More recently the farm has focussed on production of malting barley and gluten free milling oats and has consistently produced excellent yields.

All grain is stored and dried on the farm. Straw is generally sold off field, though adequate storage is available for both grain and straw bales if required.

A number of arable fields have been sown in grass and generate additional income for the farm through winter and summer grazing lets, and hay and silage lets.

Entitlements to the Basic Payment Scheme are included in the sale, all classed as Payment Region 1.

The farm has unique environmental scheme opportunities with the majority of the land gently sloping down towards the Loch of Durran SSSI leans area, which has environmental beauty and is important for its grassland habitat, and support of large populations of wading birds and winter migratory birds.

Wester Olrig Farmhouse Wester Olrig Farmhouse, constructed in 1961, is a spacious and comfortable house located centrally within the farm. The house is constructed of rendered block walls set under a pitched slate roof. The farmhouse is comfortably warm as a result of recent energy efficient installations such as the air source heat pump, triple glazing, cavity wall and roof insulation.

The accommodation is set over one floor, as shown in the floor plan, and can be described as follows:

4-bedrooms, bathroom, shower room, sitting room, dining room, kitchen, bootroom and study.

The kitchen benefits from a high quality kitchen which was recently fitted.

Externally, there is a well maintained, private and sheltered garden to the front with lawn, flower beds and tree lined borders.

Wester Olrig CottagesBeyond the farmhouse and steading are two semi-detached farm cottages. The accommodation of which are set out on the floor plan and described as follows:

Cottage 1: 3 bedrooms, living room, bathroom and kitchen (currently used as an agricultural store).

Cottage 2: 2 bedrooms, living room, bathroom and kitchen.

Study3.95 x 3.92

13'0" x 12'10"

Kitchen4.97 x 3.68

16'4" x 12'1"

Dining Room4.84 x 3.65

15'11" x 12'0"

Sitting Room6.11 x 4.9020'1" x 16'1"

F/P

Bedroom 43.97 x 3.35

13'0" x 11'0"

Principal Bedroom4.37 x 3.97

14'4" x 13'0"


14'2" x 13'0"


12'8" x 12'3"

Hatch

Ground Floor

Cottage 1

Cottage 2

BBoooott RRoooomm

Kitchen4.26 x 3.09

14'0" x 10'2"

Living Room4.26 x 3.55

14'0" x 11'8"


12'0" x 11'10"Bedroom 32.62 x 2.498'7" x 8'2"

Bedroom 23.70 x 2.8512'2" x 9'4"


12'0" x 10'10"

Bedroom 22.52 x 2.288'3" x 7'6"

Living Room3.74 x 3.57

12'3" x 11'9"

Kitchen4.23 x 3.93

13'11" x 12'11"

E

WS

N

FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE

The position & size of doors, windows, appliances and other features are approximate only.

© ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8459919/GBR

Wester Olrig Castletown, ThursoMain House internal area 2,203 sq ft (205 sq m)

Cottage 1 internal area 834 sq ft (78 sq m)

Cottage 2 internal area 693 sq ft (64 sq m)

Cottage 1

Cottage 2

FloorplansApproximate Gross Internal Area*: Wester Olrig Farmhouse: 2,203 sq ft / 205 sq m Cottage 1: 834 sq ft / 78 sq m Cottage 2: 693 sq ft / 64 sq m

Illustration for identification purposes only. Not to scale.

*As defined by RICS – Code of Measuring Practice.

N

Wester Olrig Farmhouse Ground Floor

Farm BuildingsTo the south west of the farmhouse there is an extensive range of modern and traditional buildings, enveloped by a concrete/asphalt yard. All the buildings are served by mains water and single/three-phase electricity.

The farm buildings are detailed on the block plan of buildings and can be summarised as follows:

1. Cattle Court (approximately 63m x 18m)Steel portal frame, concrete floor, half height blockwork walls, ventilated cladding and a pitched profile steel roof.

2. General Purpose Shed (approximately 31m x 13m)Steel portal frame, concrete floor, double-skin concrete walls, metal box profile upper cladding and fibre cement roofing.

3. Lean-to store(approximately 29m x 8m)Concrete walls with a corrugated iron roof.

4. Dutch Barn (approximately 33m x 7m)Steel frame with corrugated iron cladding and roofing.

5. Slatted Cattle Court (approximately 37m x 14m)Constructed of stone & concrete walls and floor/tank and a corrugated asbestos/fibre cement roof.

6. Grain Store (approximately 28m x 20m)Constructed of stone /block & steel portal frame, concrete floor, blockwork gable and half height walls and a corrugated fibre cement roof.

7. Grain Tower

8. Barn (approximately 32m x 5.5m)Constructed of stone walls under slate roof.

9. Cattle Shed (approximately 11m x 11m)Constructed of stone set under corrugated asbestos/fibre cement roof.

10. Storage Shed (approximately 13m x 4.5m)Constructed of stone walls set under Caithness stone slate roof.

11. Machinery Shed (approximately 13m x 7m)Constructed of stone walls set under corrugated asbestos/fibre cement roof.

12. Storage Shed (approximately 12m x 5m)Constructed of stone walls set under Caithness stone slate roof

13. Workshop (approximately 5m x 5m)Constructed of stone walls set under a corrugated tin roof.

14. Bull Pen (approximately 15m x 5.5m)Constructed of stone walls set under corrugated asbestos/fibre cement roof.

15. Double Garage

16. Store(approximately 22m x 6m)

There is a silage pit with an asphalt floor and earth walls, adjacent to Building No.1 with a capacity of 800 tonnes, measuring approximately 75m x 12m.

1

Pond

Wester Olrig Cottages2

Silage Pit

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Wester Olrig Farm - Block Plan of BuildingsThis plan is published for the convenience of the purchaseronly. Its accuracy is not guaranteed and it is expresslyexcluded from any contract.

Based on Ordnance Survey 1:2,500 mapping with thepermission of the Controller of HMSO © Crown CopyrightLicence No ES 100018525

Not to Scale. Drawing No. V14734-02 | Date 18.05.21

Building Key

Cattle Court

General Purpose Shed

Lean to Store

Dutch Barn

Slatted Cattle Court

Grain Store

Silo Tower

Barn

Cattle Shed

Storage Shed

Machinery Shed

Storage Shed

1

2

3

4

5

6

Workshop

Bull Pen

Double Garage

Store

Farmhouse & Office

Cottages

7

8

9

10

Wind Turbine

Grain Drying Area

19

20

11

12

13

14

15

17

16

18

1

Pond


Silage Pit

15151515151515151515

17171717171717171717

16161616161616161616

14141414141414141414

13131313131313131313

18181818181818181818

5555555555

10101010101010101010

1111111111111111111112121212121212121212

8888888888

9999999999

6666666666

33333333332222222222

4444444444

7777777777

20202020202020202020

1111111111

19191919191919191919




Building Key

Cattle Court


Lean to Store

Dutch Barn


Grain Store

Silo Tower

Barn

Cattle Shed

Storage Shed

Machinery Shed

Storage Shed

1

2

3

4

5

6

Workshop

Bull Pen

Double Garage

Store

Farmhouse & Office

Cottages

7

8

9

10

Wind Turbine

Grain Drying Area

19

20

11

12

13

14

15

17

16

18

1

Pond


Silage Pit

15151515151515151515

17171717171717171717

16161616161616161616

14141414141414141414

13131313131313131313

18181818181818181818

5555555555

10101010101010101010

1111111111111111111112121212121212121212

8888888888

9999999999

6666666666

33333333332222222222

4444444444

7777777777

20202020202020202020

1111111111

19191919191919191919




Building Key

Cattle Court


Lean to Store

Dutch Barn


Grain Store

Silo Tower

Barn

Cattle Shed

Storage Shed

Machinery Shed

Storage Shed

1

2

3

4

5

6

Workshop

Bull Pen

Double Garage

Store

Farmhouse & Office

Cottages

7

8

9

10

Wind Turbine

Grain Drying Area

19

20

11

12

13

14

15

17

16

18

1

Pond


Silage Pit

15151515151515151515

17171717171717171717

16161616161616161616

14141414141414141414

13131313131313131313

18181818181818181818

5555555555

10101010101010101010

1111111111111111111112121212121212121212

8888888888

9999999999

6666666666

33333333332222222222

4444444444

7777777777

20202020202020202020

1111111111

19191919191919191919




Building Key

Cattle Court


Lean to Store

Dutch Barn


Grain Store

Silo Tower

Barn

Cattle Shed

Storage Shed

Machinery Shed

Storage Shed

1

2

3

4

5

6

Workshop

Bull Pen

Double Garage

Store

Farmhouse & Office

Cottages

7

8

9

10

Wind Turbine

Grain Drying Area

19

20

11

12

13

14

15

17

16

18

B876 for approximately 2 miles and Wester Olrig Farm can be found on the right hand side.

Viewing: Strictly by appointment with the selling agents. Strutt & Parker (Tel: 01463 719171 or 0131 226 2500)

Health and Safety: Given the hazards of a working farm we ask you to be as vigilant as possible when making your inspections, for your own personal safety.

Offers: A closing date for offers may be fixed and prospective purchasers are advised to register their interest with the selling agents. The seller reserves the right to conclude a bargain for the sale ahead of a notified closing date and will not

be obliged to accept either the highest or any offer. Offers should be submitted in Scottish legal form to the selling agents.

Financial Guarantee: All offers (regardless of the country of residence of the offering party) must be accompanied by a guarantee or alternative form of reference from a bank which gives the seller satisfaction that the purchaser has access to the funds required to complete the purchase at the offered price.

In addition, the offerer must supply certified copies of his/her passport and confirmation of residence in terms acceptable under AML legislation.

Entry and Possession: The date of entry will be by mutual agreement between the purchaser and the seller.

Please note that the vendor will require to store grain in a grain store until July 2022.

Fixtures, Fittings and Moveables: The fitted carpets in the house are included in the sale.

Selected items of tools, machinery and equipment which are owned by the seller may be available for sale at a separate and additional price.

Farm Roup: The vendor reserves the right to hold a farm roup on the farm within two months of the date of entry.

Rights of Way and Access: The sale is subject to all rights of support, public and private rights of way, water, light, drainage and wayleaves, all or any other like rights, whether mentioned in these particulars or not. The purchaser will be held to have satisfied themselves as to the nature of all such servitude rights and others.

Prospective purchasers should be aware that members of the public have a general right of responsible access to most parts of the Scottish countryside.

Residential Schedule:

Property ServicesCouncil Tax

EPCRating

Wester Olrig Farmhouse

Mains water, private drainage, mains electricity/solar panels air source heating.

D D

Cottage 1 Mains water, private drainage, mains electricity. A F

Cottage 2 Mains water, private drainage, mains electricity. A F

Mineral Rights: As far as they are owned the minerals are included in the sale.

Timber: All standing and fallen timber is included in the sale.

Sporting Rights: The sporting rights are in hand.

SSE – Thurso South to Gills Bay Transmission Line: SSE plan to start work on the above transmission line in 2022 which will pass through some of Wester Olrig Farm. Initial discussions regarding compensation have been started with SSE and the seller will provide full visibility of this. Further information is available through the selling agents.

Ingoing Valuation: In addition to the purchase price, the purchaser will be required on the date of entry to pay an additional and separate sum for:

1. Any growing crops.2. Any cultivations.3. Any unexhausted manures

in field storage.4. Any silage on the farm.5. All oils, fuel, fertilisers, sprays,

chemicals, seeds and sundries at cost.

Energy and Additional IncomeThe farm includes an 11 kW wind turbine with an attractive feed-in contract generating an annual average income of £12,000, this contract can be assigned to the purchaser. In addition, 2.5kW Solar Panels provide additional income. The farmhouse has recently had an air source heating system installed.

The two farm cottages are currently vacant but have provided a useful combined rental income for the farm.

General

Travel Directions (Postcode: KW14 8TD): From Thurso, follow the A836 east until you reach the village of Castletown. Turn right onto the

Environmental Designations: The Loch of Durran SSSI is located at the western boundary of the farm.

Basic Payment Scheme: The vendor has submitted an application pre-15 May 2021. The Basic Payment Entitlements in respect of Wester Olrig Farm are included in the sale. The subsidy from the Basic Payment in relation to the 2021 farming year will be retained by the seller.

The Basic Payment due for the 2021 year is £25,664. Further information in relation to the Basic Payment can be obtained from the selling agents.

Farm Code: Wester Olrig trades under W.N. Finlayson and is registered by the Scottish Government Rural Payments and Inspections Division (SGRPID) with a location code of 281/0084 and Business Reference No. 118501.

Solicitors:Turcan ConnellPrinces Exchange1 Earl Grey StreetEdinburghEH3 9EETel: 0131 228 [email protected]@turcanconnell.com

Local Authority:The Highland CouncilGlenurquhart RoadInvernessIV3 5NXTel: 01349 886 606www.highland.gov.uk

SGRPID:Strathbeg HouseClarence StreetThursoKW14 7JSTel: 0300 020 [email protected]

Scottish Forestry: Highlands & Islands ConservancyWoodlandsFodderty WayDingwallIV15 9XBTel: 0300 067 [email protected]

Nature Scot:The LinksGolspie Business ParkGolspieSutherlandKW10 6UB

Machinery Ring:Caithness Machinery RingBigginsKillimsterWickKW1 4RXTel: 01955 608 865www.caithnessmachineryring.co.uk

Plans, Areas and Schedules: These are indicative only and should not be relied upon without clarification from Registers of Scotland.

Special Conditions of SaleThe purchaser shall within five working days of conclusion of missives make payment to account of the price as a guarantee for due performance of a sum equal to ten per cent of the purchase price. Timeous payment of said sum shall be a material condition of the contract. In the event that such payment is not made timeously, the seller reserves the right to resile without further notice. The balance of the purchase price will be paid by Electronic Funds Transfer at the date of entry and interest at five per cent above the Bank of Scotland base rate current from time to time will be charged thereon from the term of entry until payment. Consignation shall not avoid payment of the foregoing rate of interest. In the event of the

purchaser failing to make payment of the balance of the said price at the date of entry, payment of the balance of the purchase price on the due date being of the essence of the contract, the seller shall be entitled to resile from the contract. The seller, in that event reserves the right to resell or deal otherwise with the subjects of sale as he thinks fit. Furthermore, he shall be entitled to retain in his hands the initial payment of ten per cent herein before referred to which shall be set off to account for any loss and expense occasioned to him by the purchaser’s failure and in the event of the loss and expenses being less than the amount of the said deposit the seller shall account to the purchaser for any balance thereof remaining in his hand.

The farm will be sold subject to all rights of way, rights of access, wayleaves, servitudes, water rights, drainage and sewage rights, restrictions and burdens of whatever kind at present existing and whether contained in the Title Deeds or otherwise, and whether formally constituted or not affecting the subjects of sale.

The seller shall be responsible for any rates, taxes and other burdens for the possession and for collection of income prior to the said date of entry. Where necessary, all rates, taxes and other burdens will be apportioned between the seller and purchaser as at the said date of entry.

Ploughing competition held at Wester Olrig in 2018

IMPORTANT NOTICE Strutt & Parker gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker does not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. We are able to refer you to SPF Private Clients Limited (“SPF”) for mortgage broking services, and to Alexander James Interiors (“AJI”), an interior design service. Should you decide to use the services of SPF, we will receive a referral fee from them of 25% of the aggregate of the fee paid to them by you for the arrangement of a mortgage and any fee received by them from the product provider. Should you decide to use the services of AJI, we will receive a referral fee of 10% of the net income received by AJI for the services they provide to you. 6. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken August 2020. Particulars prepared May 2021. Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property Management UK Limited.

Strutt & Parker Edinburgh76 George Street, Edinburgh EH2 3BU

+44 (0)131 226 [email protected]

struttandparker.com

Strutt & Parker Inverness9-11 Bank Lane, Inverness IV1 1WA

+44 (0)1463 [email protected]

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Wester Olrig Farm - Strutt & Parker

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