rosehall • lairg • highlandliving or for entertaining purposes. wonderful, southerly views add...
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Invercassley HouseROSEHALL • LAIRG • HIGHLAND
Invercassley House
ROSEHALL • LAIRG • HIGHLAND
A delightful eighteenth century house in exceptional order overlooking the Rivers
Cassley and Oykel
Lot 1:Ground floor: Drawing room • Dining/Billiard room
Study • Conservatory • Kitchen • Larder
Boot room • Bathroom
First floor: Master bedroom with en-suite bathroom
4 further bedrooms • 2 further bathrooms
Garden • Orchard • Outbuildings extending
to approximately 2.89 acres
Lot 2:3 weeks’ fishing per annum on the River Oykel, available
on the market for the first time in 15 years
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.
SituationInvercassley House provides a rare opportunity for those wanting a
comfortable, medium-sized house from which to enjoy this part of
the Highlands. There are three weeks’ fishing on the famous River
Oykel, available as part of the sale and offered as a separate lot;
additional fishing can be taken on the Rivers Cassley and Carron.
Invercassley is also well placed for taking stalking and walked-up
grouse shooting on the numerous deer forests and hills in north
Ross-shire and Sutherland.
There are first-class golf courses in Sutherland ranging from The
Royal Dornoch to Bonar Bridge, an 18 hole course situated 13
miles from the house. The property is just over an hour’s drive
from Inverness which provides all the facilities of a major, regional
city regarded as the capital of the Highlands. These include a
modern shopping centre, hotels, restaurants, theatre, hospital,
cathedral and a main line railway station. Inverness Airport
provides a variety of services to destinations both domestic and
abroad. Flights include FlyBe and Easyjet to London Gatwick,
London Luton, Manchester and Bristol. Rosehall is home to the
Achness Hotel and the Oykel Bridge Hotel is situated nearby.
Bonar Bridge has local shops, a post office and a bank and the
heritage towns of Tain and Dornoch offer further facilities. There
are rail services at Invershin, 7 miles away, to Thurso, Wick and
Inverness. Both East and West coastlines, with their magnificent
beaches, are within easy reach.
DirectionsTake the A9 north from Inverness to Bonar Bridge and then the
A836, turning left immediately after crossing the bridge at Bonar
Bridge. This road is followed up the Kyle of Sutherland until
Invershin where you turn left onto the A837 over the River Shin. On
reaching Rosehall, Invercassley House drive is the second turning
on the left after crossing the road bridge over the River Cassley.
The postcode is IV27 4BD.
Lot 1: Invercassley House
DescriptionInvercassley House is well positioned, standing back from the
public road in a wooded garden of approximately 2.89 acres. The
house is of stone construction with a painted, harled render under
a slate roof. It is understood that the house, which dates from
the late eighteenth century, originally consisted of two or three
separate properties. It was extensively renovated about 25 years
ago and has since been completely refurbished and decorated.
The house now offers extremely comfortable accommodation.
The house is approached from the highway over a cattle grid and
through a pair of stone gate piers on to a gravel drive.
The front door opens into a handsome entrance hall, from which
the drawing room, dining/billiard room, kitchen, cloakroom and
staircase are reached. The drawing room is a charming room,
some 27 feet long and 14 feet wide. This room contains a fine
working fireplace, made of Caithness stone, and is ideal for family
living or for entertaining purposes. Wonderful, southerly views add
to the room’s appeal. A glazed door from the drawing room leads
into a spacious conservatory, which in turn opens out onto the
lawn. The dining room is large enough to accommodate a table
capable of seating 14 people; it is also presently used as a billiard
room. Beyond the dining room is an attractive study or snug with
an original working fireplace. The kitchen is well appointed with
a four-door Aga, practical cupboards and dresser and a separate
larder. The kitchen leads directly to the large utility room, which
houses the boiler and acts as a laundry, drying and boot room.
There are five bedrooms, all with south or west facing views, and
three bathrooms.
OutbuildingsThere is a dedicated rod room to the rear of the property, where
garden equipment can also be stored. Behind the rod room there
is kennelling for two dogs. A separate storage shed houses the oil
tank as well as logs and coal for the open fires within the house.
Beyond this, to the rear of the orchard, is a large old stone barn
which has the potential to be converted into further
accommodation. Plans for the development of the barn and
outbuildings are available upon request.
Gardens and GroundsThe garden is laid out mainly to lawn and a small orchard has
been created to the rear. The garden is sheltered by a number of
mature hardwoods, primarily beech, oak and ash. There is great
potential to create a water garden from the stream that runs below
the house.
Services The property is serviced by mains electricity and drainage. There
is an oil fired heating system.
Council TaxThe property is in Council Tax band G.
Lot 2: River Oykel Fishing RightsThe fishings comprise a pro-indiviso share in the Lower Oykel fishings
held through the Tuiteam Company Ltd, entitling the shareholder to
fish three beat weeks annually on the Lower River Oykel.
DescriptionThe Lower Oykel Fishings extend from the Oykel Falls above Oykel
Bridge and the Einig Falls on the River Einig tributary to the tail of
the Inveroykel Pool at the head of the Kyle of Sutherland.
The fishings are seven miles in length including 64 named pools and
runs fished in four beats, with each beat having a three rod limit.
The beats have a daily rotation changing at 6pm and moving down
one beat each day. The statutory season runs from 11th January to
30th September.
The subjects include the rights of salmon and sea trout angling by
rod and line together with the solum of the river and both river banks
in varying widths, other than the Inveroykel Pool where only the left
bank is owned. The A837 public road runs the whole length of the
fishings, with vehicular access by private gravel tracks to each beat
and footbridges providing access to both banks.
In October 2012 the Lower Oykel Proprietors concluded the
purchase of the fishing rights on the Kyle of Sutherland downstream
to the confluence with the River Carron, together with 169.38
hectares of grazing land adjacent to the river at Tournaig and the
solum of the Tuiteam Burn. Substantial salmon netting rights within
the Kyle of Sutherland at Bonar Bridge and in the Dornoch Firth
have also been acquired by the Kyle of Sutherland District Salmon
Fishery Board as a conservation measure. These acquisitions will
further protect salmon returning to the Oykel system and might be
expected to increase annual catches on the Lower Oykel in future
years.
Ownership and ManagementThe Lower Oykel fishings are owned in five pro-indiviso shares
and are managed as a whole. Each one-fifth share, which may
be sub-divided into no more than two one-tenth shares, carries a
single vote in the administration of the Lower Oykel fishings and is a
signatory to an Agreement registered 26th February 2003 between
the Proprietors of the Lower Oykel Fishings and the Trustees of the
Oykel Trust setting out the Conditions, Regulations and Rules under
which the Lower Oykel fishings are managed and exercised. Each
one-fifth share of the Lower Oykel fishings is entitled to fish four
three-rod beats in every five week period, providing no less than
twenty-four weeks fishing each season.
The seller’s interest in the Lower Oykel Fishings comprises a
shareholding in the Tuiteam Company Limited. The Company holds
a seventy five per cent interest in a one-fifth pro-indiviso share. The
Tuiteam Company comprises six ‘A’ shares and twelve ‘B’ shares.
The seller’s interest extends to a holding in the Company of three ‘B’
shares, equating to a one-eighth interest in a one-fifth pro-indiviso
share and providing the right to fish not less than three beat weeks
annually.
Fishing Records
Year Catch Record
2010 1254
2011 893
2012 1037
2013 821
2014 448
5 year average 890
In addition some sea trout are caught.
MaintenanceUnder the supervision of the Fishery Manager, the river has been
subject to an ongoing and annual programme of bank maintenance
and pool improvement. The works have been carried out having
regard to the amenity of the river environment using traditional
techniques and natural materials to the extent that both the river
and its infrastructure are well maintained throughout.
LettingThe Lower Oykel fishings are let weekly by the beat with rents
varying with the time of year. In the 2014 season rents ranged from
£980 per beat week in February to £3,990 per beat week in late
June early July. The total annual rental received for a one-fifth share
in 2014 was £78,024.
STUDY13'10 x 13'64.2m x 4.1m
DINING ROOM20'7 x 13'2
6.3m x 4.0m
DRAWING ROOM27'1 x 13'9
8.3m x 4.2m
BATHROOM10' x 7'7
3.1m x 2.3m
KITCHEN17'2 x 13'115.2m x 4.2m
MASTER BEDROOM24'4 x 13'117.4m x 4.2m
BATHROOM10'1 x 8'8
3.1m x 2.7m
BATHROOM9'2 x 6'8
2.8m x 2.0m
BEDROOM13'7 x 9'5
4.1m x 2.9mBEDROOM13'8 x 13'7
4.2m x 4.1m
CUPBOARD
BOOT ROOM16'8 x 11'9
5.1m x 3.6m
LARDER
20'9 x 9'46.3m x 2.8m
CP’D
VESTIBULE
BEDROOM9'9 x 9'3
3.0m x 2.8m
BATHROOM9'0 x 5'5
2.9m x 1.6m
BEDROOM13'9 x 11'1
4.2m x 3.4m
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 March 2015. Photographs dated March 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 of members’ names.
Ground Floor
Approximate Gross Internal Floor Area
2813 sq.ft. (261.3 sq.m.)
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
Energy Efficiency Rating
First Floor
Invercassley
age
Issues
16.2m
GridCattle
Invercassley House
A 83
7
Ordnance Survey © Crown Copyright 2015. All rights reserved. Licence number 100022432. Plotted Scale - 1:1250
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.
ViewingStrictly by appointment through Knight Frank on 0131 222 9600
or Bell Ingram on 01863 766 683.
bellingram.co.uk
01863 766 683Estate Office, Bonar Bridge Sutherland IV24 [email protected]
0131 222 960080 Queen StreetEdinburgh, EH2 [email protected]