Ardblair & fanblairKILTARLITY • BEAULY • HIGHLAND

Ardblair & fanblairKILTARLITY • BEAULY • HIGHLAND • IV4 7HT

A charming small estate within a diverse landscape centred around a wonderful farmhouse with modern extensions

Lot 1: Ardblair House and Land (About 10.94 acres)A modernised farmhouse of great style and design with fabulous views

Hallway • Double reception room • Dining room • Kitchen with dining area • 4 bedrooms • Studio

3 bathrooms • Outbuildings including garaging • Kennels • Two paddocks extending to 7.21 acres

Lot 2: Fanblair Farm (About 395.55 acres)An attractive 4 bedroom stone farmhouse, a range of traditional and modern farm buildings and land consisting of 119 acres of pasture,

197 acres of rough grazing and 68 acres of nature woodland/scrub. Includes red and roe deer stalking opportunity

In all about 164.50 hectares (406.49 acres)

Kiltarlity 3 miles • Beauly 6 miles • Drumnadrochit 8 miles • Inverness 14 miles

(All distances are approximate)

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text.

SituationArdblair and Fanblair is a delightful rural property lying

within the attractive Glen Convinth, that runs between Glen

Urquhart in the south and the Beauly Firth in the north.

Ardblair House has a wonderful approach over a burn

and up a winding drive. It has the most excellent position

and the house has been designed to take advantage

of the truly spectacular views over Fanblair Farm lying

immediately below it and up and down Glen Convinth.

The glen consists of a diverse landscape of woodland

pasture, heather and the Allt Dearg Burn running along the

valley bottom.

Kiltarlity (3 miles) and Beauly (6 miles) provide a range of

services including schools, hotels, shopping and doctors

surgeries. A complete range of services is available in

Inverness 14 miles away, including an airport with flights

to London and international destinations. This area of the

highlands is unique because of its proximity to the thriving

city of Inverness and its easy access to the great glen,

together with its many tourist attractions. Yet just a short

distance away from the city, the beautiful countryside

remains unspoilt and tranquil, providing a haven for

wildlife. World class fishing, shooting and stalking is

available locally. Furthermore, this lovely open countryside

offers the best in recreation from enjoying the wildlife to

walking, cycling on forest tracks, and fishing for salmon

and trout on the many local rivers and lochs nearby.

DescriptionArdblair and Fanblair is a charming amenity estate

extending to about 407 acres. It includes the principal

Ardblair House together with Fanblair Farmhouse situated

within the heart of the farm. The land is served by an

extensive range of modern and traditional farm buildings

together with livestock handling facilities. The farmland

rises from 150 metres to 260 metres above sea level

and consists of 126 acres pasture, 197 acres rough

grazing, 68 acres of native woods/scrubs and 16 acres of

miscellaneous ground.

Lot 1: Ardblair House and land (About 10.94 acres)Ardblair House is a sensitively and carefully designed

house that blends extremely well with its local

environment. Originally a modest farmhouse, it has been

extended to create a wonderful family home of great

style and design. All of the main rooms have a lovely light

and airy feel with excellent views over the surrounding

countryside.

Bedroom 46.50 x 4.40

21'3" x 14'3"

Kitchen6.80 x 4.95

22'3" x 16'0"(max)

Drawing Room8.00 x 6.10

26'0" x 20'0"

Office6.50 x 4.75

21'3" x 15'6"c

UtilityRoom

c

c

Gun Cupb'dAlcove

UP

UP

Store

UP

LarderAlcove

Alc

ove

Alc

ove

Shel

ves

Shel

ves

Bathroom4.10 x 2.4013'3" x 7'9"

DiningArea

Dining Room5.10 x 3.85

16'9" x 12'6"

Hall

Hall5.10 x 2.8016'9" x 9'0"

EntrancePorch

Master Bedroom6.80 x 4.45

22'3" x 14'6"

Bathroom

c

cc c

DN

DN

DN

UP

c

EnSuite

Roof Terrace

Void

c

Bedroom 25.05 x 3.75

16'6" x 12'3"

Bedroom 33.90 x 3.75

12'9" x 12'3"

c c

Studio6.15 x 3.95

20'0" x 12'9"

This plan is for guidance only and must not be relied upon as a

statement of fact. Attention is drawn to the Important Notice on

the last page of the text of the Particulars

Ground Floor

First Floor

The accommodation flows well. An enlarged and spacious

hall which benefits from natural light provided by its

glazed wall, joins the main reception rooms on the ground

floor. There is a fantastic reception room with excellent

proportions and long views down the glen.

The room boasts a natural stone floor and there is

underfloor heating throughout. A handsome stone carved

fire surround is at its centre. Through an opening lies the

study which benefits from similarly good views. There is the

feeling of light and space within the two rooms. The study is

double height with a mezzanine above.

The dining room has dual aspect giving light from both

sides and is well placed next to the kitchen. The kitchen

also looks out across the glen, and has a spacious dining

area with a walk in larder.

There are two staircases within the house. The main

staircase leads to two double bedrooms and a bathroom

and the second staircase leads to a mezzanine area

currently used as a bedroom and bathroom with a studio

and balcony beyond. The balcony enjoys the amazing view

and works well as an addition to the bedroom or a studio.

There are stairs from the balcony to the garden below.

Outbuildings and GardenThere is a large modern outbuilding to the rear of the house

which includes a 3 bay car garage (44ft x 19ft), workshop

(17ft x 27ft) and twin kennels.

There are sixteen photovoltaic cells on the outbuilding

which provides an annual income.

Land There are two grazing paddocks immediately surrounding

the house extending to 7.21 acres in total.

Lot 2: Fanblair Farm (About 395.55 acres)FarmhouseFanblair Farmhouse was built circa 1900 and is

constructed in the traditional style of the area, with

stone walls and a slate roof. The property has good

accommodation with a kitchen, utility room, study and

three bedrooms and a small box room. There are two

living rooms. The property has a charming garden with

lawns to the front and a small orchard. The garden runs

down to the Allt Dearg Burn.

Farm BuildingsA short distance away there is a range of traditional farm

buildings as follows:

• Traditional steading including workshop and two

byres.

• GP Shed: 6 bays, steel portal frame, Yorkshire

boarding and corrugated roof (84 ft x 42 ft).

• GP Shed: 6 bays, steel portal frame, Yorkshire

boarding and corrugated roof (55 ft x 29 ft).

• Dutch Barn: 5 bays, steel portal frame, open sided

with corrugated roof (80ft x 28ft).

LandThe land extends to a total of 395.55 acres and consists

of 119.55 acres of pasture, 196.52 acres of rough grazing,

67.91 acres of wood/scrubland and 11.97 acres of

miscellaneous ground.

The land is easily accessed by internal roads and there is

a right of access along the road to the north, adjacent to

the Boblainy Forest.

Fanblair Farm will be available with vacant possession at

the end of November 2015.

WoodlandThe woodland on the Fanblair Farm has been designated

as ancient woodland and the areas surrounding this have

been marked as potential native woodland network core

areas and expansion areas.

Drawing Room4.25 x 3.30

13'9" x 10'9"

Bedroom 33.30 x 2.9510'9" x 9'6"

Sitting Room4.35 x 3.85

14'3" x 12'6"

Bedroom 4 / Study Office4.00 x 2.4013'0" x 7'9"

Kitchen5.00 x 4.25

16'3" x 13'9"

Bedroom 14.25 x 3.55

13'9" x 11'6"

Store2.90 x 1.209'6" x 3'9"

Bedroom 24.30 x 4.20

14'0" x 13'9"

Bathroom2.30 x 2.207'3" x 7'3"

Porch

EntranceHall

UP

Utility Room4.00 x 2.0013'0" x 6'6"

RearPorch

DN

AtticHatch

FloorHatch

Landing

c Bookshelf

Ground Floor First Floor

Fanblair FarmhouseApproximate Gross Internal Floor Area

This plan is for guidance only and must not be relied upon as a

statement of fact. Attention is drawn to the Important Notice on

the last page of the text of the Particulars

SportingThe native woodland and hill ground provides opportunities for

rough shooting and deer stalking.

DirectionsFrom Inverness Head West on the A862 along the banks of the

Beauly Firth. Take a left turn onto the A833 signposted to Kiltarlity.

Stay on this road for 4 miles past the turning to Kiltarlity. Ardblair

is situated up on the hill to your right as you drive down into Glen

Convinth.

Residential Schedule

Lot No. Property Services Council

Tax Band

1 Ardblair Oil fired central heating,

private water, private drainage

G

2 Fanblair Oil fired central heating, mains

water, private drainage

C

Viewing

Strictly by appointment through Knight Frank on 0131 222 9600.

Closing DateA closing date for offers may be fixed and prospective purchasers

are advised to note their interest in writing to 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.

Rights of Access If the estate is sold in lots, the purchaser of Lot 2 will have a right of

vehicular access over the track marked ‘A B’ on the sale plan.

Conditions of Sale

1. Title

The subjects are sold under the conditions in the Title Deeds,

rights of way (if any), water rights affecting the same, whether

shown in the Title Deeds or not. They will be sold as possessed

by the Seller and no warranty is given.

2. Deposit

On conclusion of missives a deposit of 10 per cent of the

purchase price will be paid with the balance due at the date of

entry. This deposit will be non-returnable in the event

of a purchaser failing to complete the sale for reasons not

attributable to the Sellers or their agents.

Lot 2 - 395.55 acres

Lot 1 - 10.94 acres

A

Lot 2

Lot 2

Lot 2

Lot 2

Lot 1

B

Right of Way

Right of Way

Ardblair and Fanblair Estate

Ardblair and Fanblair Estate

N

S

W E

Mapping and GIS DepartmentKnight Frank LLPRamsbury House, 22 High StreetHungerford, Berkshire, RG17 0NF

(t) 01488 688508 (f) 01488 688505(e) mapping@knightfrank.com

Produced by:

This Plan is published for guidance only, and although it is believed to be correct its accuracy is not guaranteed, nor is it intended to form part of any contract. Where this plan is based on the Ordnance Survey map it is with

the sanction of the controller of H. M. Stationery Office Crown Copyright reserved. Licence No. 100021721

Title

29:04:15 Date: Scale:Drawn By: Plan Ref:

1:10000 @ A3CW/MMN

S

W E

A

Lot 1

BLot 1 inset 1:5,000 scale

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES763454). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

Ardblair & Fanblair Farms (406.49 acres)

Lotted Areage Schedule

Lot Field No PGRS RG Woods/

Scrub

Other Total

1 6 2.42 2.42

7 4.79 4.79

Misc 3.73 3.73

subtotal 7.21 0 0 3.73 10.94

2 1 110.11 6.92 117.03

2 5.56 5.44 11

3 38.92 18.29 3.95 61.16

4 0.37 0.4 0.77

5 35.41 6.17 1.98 43.56

8 9.71 9.71

9 2.2 2.2

10 14.88 29.65 44.53

11 12.75 12.75

12 5.54 7.91 2.94 1.48 17.87

13 2.57 1.24 3.81

14 3.01 0.99 4

15 1.12 2.22 3.34

16 14.11 3.98 18.09

17 0.37 0.37

18 7.96 0.5 0.49 8.95

19 0.49 1.07 0.49 2.05

20 2.87 2.84 5.71

21 21.52 3.17 24.69

Misc 3.96 3.96

subtotal 119.15 196.52 67.91 11.97 395.55

Whole Total 126.36 196.52 67.91 15.7 406.49

0131 222 960080 Queen StreetEdinburgh, EH2 4NFedinburgh@knightfrank.com

KnightFrank.co.uk

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on

statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually

accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to

make any representations about the property, and accordingly any information given is entirely without responsibility on

the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as

they appeared at the time they were taken. Areas, measurements and distances given are approximate only.

3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary

planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or

in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT

position relating to the property may change without notice. Viewing by appointment only. Particulars dated April 2015.

Photographs dated July 2014 and April 2015. Knight Frank LLP is a limited liability partnership registered in England with

registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list

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Ardblair House – Energy Efficiency Rating Fanblair Farmhouse – Energy Efficiency Rating