Achnasheen, Wester Ross, IV22

Achnasheen, Wester Ross, IV22

Over £4,500,000

Σχετικά Achnasheen, Wester Ross, IV22

CLOSING DATE: Noon on Wednesday 16 August 2017
Includes a fully modernised lodge and facilities, traditional sportings, renewable energy income and approval for an extensive native and commercial woodland.

Fully modernised lodge and 2 cottages
Red deer stalking, grouse shooting and fishing
Renewable energy income
Mixed native and commercial conifer woodland
About 11,105 acres (4,495 ha) in total
For sale in 2 lots
Extending to about 11,105 acres (4,495 hectares) in total, Ledgowan is a 21st century Highland estate with a majestic and accessible setting providing a combination of traditional sport, first class contemporary accommodation and significant revenue streams.

In terms of recent history, the estate was purchased by the current owner in 2010. Since then, the estate has benefitted from significant capital investment in almost every aspect of its infrastructure.

The lodge has been remodelled internally, structurally improved and comprehensively renovated and redecorated throughout. A self-contained four-bedroom lodge has been added to improve the flexibility of sporting lettings and a new general purpose building has been constructed to serve as practical hub with workshop and machinery storage.

Accessibility to the majority of the hill ground has been transformed by the construction of a network of hill roads. This significantly expands the scope of the stalking to enable those of all levels of physical fitness to stalk the hill for stags or hinds. This in turn has enabled the estate to attract a premium rental income for stalking lettings – particularly from European clients.

On the south side of the estate, a 1 Megawatt run-of-river Hydroelectricity generation scheme has been developed and is operational. The planning application process and construction cost was borne by a specialist renewable energy company who now operate the scheme under a lease from Ledgowan Estate. The rental income received includes a base rent and an agreed percentage of the gross production revenue of the scheme. Further details are available to keenly interested parties on request from the selling agents.

With the A890 Achnasheen to Lochcarron road passing through the estate and dividing its northern and southern hill beats, the estate is offered for sale in two lots as follows:

Lot 1 – Ledgowan Estate (about 7,385 acres)

Ledgowan Lodge
Situated at the north-western corner of the estate and set within tidy, recently landscaped grounds, Ledgowan Lodge is a stone-built two-storey house which is harled and painted white beneath a pitched slate roof.

Originally dating from the 19th Century, features of the house include semi-dormer windows with decorative cast-iron finials, overhanging eaves with timber fascia boards and painted cast iron rainwater goods. With a three-bay principal façade, a pair of statuette dogs either side of the front door are a particular feature.

Internally, the house is unrecognisable from the time of its purchase in 2010 given the quality and extent of the internal renovation. Whilst the attractive original features (eg, panelled doors, cornices, stairwell balustrade and window shutters) have been retained, the services, fixtures and fittings and internal accommodation have been transformed.   

The electrical, plumbing and heating systems have been renewed/replaced, each of the bedrooms are now served by an en-suite bath or shower room, a modern fitted kitchen with adjoining breakfast room has been created together with a large oak-panelled games room on the ground floor.

The house is served by mains water and electricity, private drainage to a septic tank and oil-fired central heating system with recently installed Grant Vortex boiler.

The layout and dimensions of the internal accommodation are set out in the floor plans within this brochure.

Gardens and Grounds
The principal entrance to the lodge is on the northern façade. This overlooks a spacious extent of paved car parking beyond which are well-maintained enclosed grounds including mown paths, open natural woodland and an attractive pond.

There is additional paved parking to the rear of the house with easy access to the doors to both the breakfast room and also the reception hall.

Stalker’s Lodge
Situated close to the rear of the Lodge, this is a purpose-built facility providing supplementary self-contained accommodation which provides both overflow accommodation for parties occupying Ledgowan Lodge and accommodation for smaller parties renting sport on the estate where the use (and cost) of the main lodge is not required.

Built on an L-shaped plan with a timber frame beneath a pitched tiled roof with timber cladding, Stalker’s Lodge provides bright, spacious accommodation with good quality fittings and furnishings over a single storey.

With mains water, private drainage, double glazing and oil-fired central heating, the dimensions and layout of the accommodation are as shown on the floor plans.

Shepherd’s Cottage
Situated to the rear close to both Lodges, this is a traditional two-storey stone and slate cottage which is in habitable but unmodernised condition. The accommodation includes a kitchen, sitting room, two bedrooms and a bathroom.

It is occupied by the estate stalker under a Service Occupancy.

Situated to the rear of Ledgowan Lodge is the original range of stone and slate outbuildings which provide functional storage to complement the three residential properties. This includes a boiler room/drying room, log and coal stores and workshop with general storage space.

As part of the improvement of the estate in recent years, a new four-bay steel portal-framed general purpose shed has been constructed to combine extensive machinery and equipment storage with a workshop.

With twin roller doors to eaves height, this building overlooks an expansive hardcore apron with ample space for trailered vehicles to manoeuvre.

Adjoining this building is the deer larder and refrigeration unit.

Lying two miles to the southwest of Ledgowan Lodge on the north side of the public road is a covered sheep fank and bothy which are recently redundant but were in active use until recently for the purposes of gathering and managing a flock of Scottish Blackface sheep which were grazed on Ledgowan by the owner during the summer months.

Red Deer Stalking
With the exception of some existing native birch and conifer woodland, and the grounds surrounding Ledgowan Lodge, the great majority of Ledgowan Estate is comprised of open hill ground populated by red deer.

The hill ground within lot 1 is bounded on the north side by the deep glacial Loch a’ Chroisg (pronounced ’Loch Rosk’) at the head of the River Bran – a tributary of the River Conon which enters the east coast via the Cromarty Firth. On the south side, the hill is bounded by the A890 public road and the head of Glen Carron which leads to the west coast at Lochcarron.

The spine of the hill is made up of several hill summits which lie in a north-easterly line from the highest of them – Beinn na Feusage - which lies on the western boundary. With extensive north and south-facing slopes interspersed by hill burns, the hill provides an excellent combination of both shelter and grazing. With well-established and long standing hefts of hinds, Ledgowan has traditionally attracted a significant number of stags to complement those that are resident in advance of and during the rut.

Since 2010, the current owner has overseen the construction of around 10 miles of new hill roads which has transformed both the accessibility of the hill and the variety of options open for the stalking of it for the benefit of guests and clients of all ages and levels of physical fitness. With various branches off it, this network includes a circular route around the hill from Ledgowan Lodge to the A890 public road on the southern boundary of lot 1.   

For deer management purposes, lot 1 lies within the West Ross Deer Management Group and works with other member estates to agree appropriate stag and hind/calf cull targets each year.

Whilst the recorded stalking records relate to the estate in its entirety, on the basis of the estate stalker’s opinion and anecdotal evidence, we have apportioned circa two-thirds of the overall deer cull to lot 1 resulting in an apportioned three-year average of 25 stags and 22 hinds/calves.

Additional Sport
Whilst primarily a ’deer forest’, Ledgowan has maintained a population of grouse which give the opportunity for sport in the form of shooting over pointers when stocks are sufficient.

Considered by many enthusiasts to be grouse shooting in its purest and most traditional form, the owner and his guests have enjoyed a handful of days in recent years with typical bags of two to three brace as reward for a very full day of exercise.

The construction of the new road network has considerably improved the opportunity to manage the hill ground to improve the grouse stocks in terms of access for vermin control and heather burning giving rise to the opportunity to improve grouse stocks in future so that this form of shooting may be enjoyed more consistently.

This lot includes ownership of the solum and southern shore of Loch a’ Chroisg. A deep, glacial loch with shallow bays at either end, this loch provides fishing for brown trout, ferrox and pike. Although the southern half of the loch is owned, the entirety of the loch may be fished by boat. With vehicular access at the east end, a boat is kept on this loch by Ledgowan during the March to September trout fishing season.

In complete contrast in both size and scale, Lochan Sgeireach is an exceptionally pretty hill loch situated in a corrie on the north side of Beinn na Feusaige. Having previously been accessible on foot only, there is vehicular access to this loch which, in addition to providing enjoyable brown trout fishing, is a beautiful spot for picnicking or overnight camping. The westerly views to the Torridonian Mountains from here are breathtaking.

This lot includes a short stretch of single (right) bank ownership of the River Bran following its outflow from Loch a’ Chroisg which provides additional brown trout fishing and the opportunity to catch a salmon which ascend this part of the river given appropriate spate conditions in early autumn. It should be noted however that very little fishing for salmon has taken place in recent years with no fish being caught.

There is additional trout fishing on two lochs on the south side of the public road near the sheep fank.   

The current owner has a Scottish farming business and, in recent years, has grazed up to 1,000 North Country Cheviot ewes and hoggs on Ledgowan
during the summer months. There is a covered fank and bothy beside the public road which is fully operational for the purposes of gathering, clipping
and shedding sheep. In addition to sheep, the current owner also grazes a small number of both Highland cattle and Highland cross shorthorn, heifers and bullocks during the summer.

The vendor owns the Entitlement to Basic Payment in respect of Ledgowan and also claims Less Favoured Area Support Scheme (LFASS) subsidy.
Further information is available on request from the selling agents.

Existing and Potential Woodland
Some commercially productive conifer woodland was planted (1972) within Lot 1, adjacent to the lodge and further west, next to the A890, amounting to approximately 64 acres (26 ha). These areas are now mature and consist of mainly Sitka spruce along with Scots pine. Some native woodland was then established in 1995, next to the main conifer woodland, shown on the sale plan.

To the north of the estate remnant native birch woodland can be found on the slopes overlooking Loch a’ Chroisg, providing welcome shelter for deer. Over the years, this has declined and the current owner has commissioned an ambitious scheme to protect and expand the remaining native woodland on the estate and plant more productive commercial conifer in the vicinity of the existing coniferous woodland. This Forestry Grant Scheme has been approved by Forestry Commission Scotland and would enclose a gross area of about 1,132 acres (458 ha) within a ring fence, establishing 845 acres (342 ha) of new native woodland and 286 acres (116 ha) of commercial conifer woodland. The scheme is self-financing through the Forestry Grant Scheme and will provide an attractive annual income and new woodland asset. As an alternative, a future owner could consider altering the scheme design to suit their own objectives, subject to the approval of the Forestry Commission.

Lot 2 – Allt Gharagain and South Ledgowan (about 3,720 acres)

This land lies on the south side of the A890 public road and runs south to the summit of Carn Gorm on the southern watershed of Strathconon. With a high point of 875 metres (2,916 feet) above sea level, this part of the estate is more dramatic and precipitous in nature than the more rounded hills of lot 1.

Beneath the peak of Carn Gorm is a corrie lochan from which the Allt Gharragain burn flows due north towards the public road and into Loch Gowan at the head of the River Bran/Conon system.

From a stalking perspective, there is excellent spying available from the public road. In contrast to lot 1, there is no hill road on this part of the estate and therefore stalking is on foot or by ATV. The steepness and craggy nature of this beat makes for very exciting stalking suitable only for those who are sufficiently fit to ascend the high ground in order to stalk into the corries and ridges below.

Whilst the recorded stalking records relate to the estate in its entirety, on the basis of the estate stalker’s opinion and anecdotal evidence, we have apportioned one third of the average deer cull to lot 2 resulting in an apportioned three-year average of 13 stags and 11 hinds/calves for this lot only.

The high ground on the southern boundary boasts a population of ptarmigan providing the opportunity to try and shoot a brace or two as part of a stalking expedition. In addition, the two corrie lochans on this part of the estate provide a dramatic backdrop for a trout fishing excursion for those prepared to walk there.

Allt Gharragain Hydroelectric Scheme
Situated on the south beat is a 1MW run-of-river hydro scheme (the Allt Gharagain scheme) which was commissioned in January 2015 and is in operation. The cost of construction was borne by a specialist renewable energy development company, Green Highland Renewables Ltd who operate the scheme under a lease from Ledgowan Estate which generates a base rental income plus a percentage of the gross production revenue of the scheme. In the first year of the scheme, this equated to rental income in the region of £36,000.

The lease to Green Highland Renewables Ltd is for a 30-year term which expires in November 2043. A copy of the lease is available to keenly interested parties following their viewing of the estate.


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Over £4,500,000
11,105 Έκταση
Εξωτερικός χώρος
Κωδικός MLS