Rockhill Farm, Ardbrecknish, Dalmally, PA33 1BH
Offers in Excess of £500,000
8 bedroom Farm for sale: Rockhill Farm, Ardbrecknish, Dalmally, PA33 1BH
Offers in Excess of £500,000
- An appealing small West Highland amenity estate
- Requiring considerable investment but offering exceptional potential
- Enviable setting on the southern shores of Loch Awe
- Approximately 130 acres including 2 islands and a crannog on Loch Awe
- Traditional farmhouse with 7 bedrooms and annexe
- 2 cottages : farm outbuildings : 3 potential building plots : private lochan
- Approximately 1300 metres of shore frontage to Loch Awe
- Jetty and fishing rights
- EPC rating (Rockhill House only) G13
An appealing small west highland amenity estate requiring considerable investment but offering exceptional potential in the most enviable of settings on the southern shores of Loch Awe
Rockhill Farm extends in all to some 53 hectares (130 acres) of sunny undulating ground which forms a headland on the southern shore of Loch Awe and from which there are stunning views of the loch, several of its islands and the Ben Cruachan massif. Loch Awe is Scotland’s longest fresh water loch and one of its most scenic with wooded shores and is notable for the quality of its game fishing. The villages of Lochawe and Dalmally are 9 miles and 10 miles distant respectively and provide a range of local facilities and both are stops on the main Oban to Glasgow railway line. Access to Rockhill is over a half-mile stretch of private access road which leads off the B840 at Ardbrecknish. Whilst enjoying complete privacy in a beautifully secluded location, Rockhill is easily accessible to Scotland’s major transport hubs and within a one and a half hour drive of Glasgow International Airport.
The Farmhouse is of traditional stone construction under a slated roof and sits in its own garden ground with commanding views of the loch. The accommodation provides, on the ground floor, 3 public rooms, kitchen, pantry, 2 bathrooms, separate wc and 4 bedrooms, all with wash hand basins. Upstairs, there is a large bedroom with en-suite bathroom and 2 further bedrooms and a shower-room. The house is partially heated by LP gas and there is a wood burning stove in the family room and a solid fuel Aga in the kitchen. The attached annex has integral access from the house and has a spacious sitting room, bathroom and bedroom.
Shepherd’s Cottage is also of traditional construction and is situated behind the farmhouse, also with excellent views of the loch. Arranged over two floors, it has 2 public rooms, 3 bedrooms, kitchen, bathroom and separate wc.
Game Keepers Lodge is situated adjacent to the cottage with similar fine views. It is of single storey ‘Colt’ construction with cedar shingle wall cladding under a pitched felt tiled roof. It has a sitting room, kitchen, 3 bedrooms, bathroom, wc and pantry.
A steading building of traditional stone construction under a pitched corrugated roof is attached to the west side of the farmhouse. There is a range of further agricultural outbuildings of mainly timber frame construction with corrugated cladding. These include 15 loose boxes, 3 stallion boxes and a garage/workshop.
Important Note: It should be noted the buildings listed above, including the main house and cottages, do require, to varying degrees, repairs, modernisation and refurbishment.
The agricultural land consists of a mix of low hill grazing and pasture and rises from 35 metres (114 feet) at the shore to 60
metres (197 feet) above sea level on the southern boundary. The majority of the land has loch frontage with some 1300 metres of foreshore and there are various woodland shelter belts of mainly mature deciduous species. A number of farm tracks provide good access for machinery and movement of stock. The delightfully secluded Priests Island extends to about 2.4 acres and is situated to the southern end of Rockhill Bay. It can be accessed via a causeway and has the legendary remains of a Nunnery. A further islet and a Crannog are situated in the bay close to Priests Island. There is a man-made Lochan in a very tranquil location near the eastern boundary of the property which is a haven for wildlife and is noted for its profusion of water lilies. Some 25 acres of former park land lying at the south-west extremity of the property can be accessed separately from the B840 via a track to the rear of Arbrecknish House, in addition to its own landward access. This area includes approximately 8 acres of generally level ground considered to be suitable for intensive, perhaps organic, production. There is also a raised plateau nearby which would make a desirable house site, subject to all necessary statutory consents. The farm has wholly LFA status. The farm code is 171/0001. The Crannog and a Cairn are both designated as Scheduled Monuments.
3 Building Plots with views of Loch Awe have been identified for individual dwellings adjacent to the private access road (see
accompanying plan) and received detailed planning consent in 2008 (08/02249/DET). This consent has now time-lapsed but it is understood a new application is likely to receive favourable consideration.
Commercial Activities at Rockhill have largely ceased due to the failing health of the present owners but in the past these have included livestock rearing and equestrian activities, the latter notably in 1967 with the establishment of a renowned stud, specialising in British Hanoverians. Rockhill Farmhouse was run from 1959 as a well-known Guesthouse and the 2 Cottages as self-catering holiday units until trading ceased in 2009. The present proprietors have owned Rockhill since 1954.
Sporting rights are included in the sale. These include fishing and boating rights on Loch Awe and there is potential for rough shooting over the Rockhill land. The Lochan was stocked with brown trout in 2012.
Tel: 01631 563901