Kirkhill & Birset, Dalton, Lockerbie

DESCRIPTION
Kirkhill has been in the same ownership (Valmar Investment and Holding Company Incorporated) since the 1960s. It is an established agricultural and forestry landholding offering a fantastic investment opportunity, extending to about 527.22 hectares (1302.76 acres) in total. The scale of the property provides potential for a sizeable farming enterprise, or further development of the forestry estate and natural environment.

The land lies within a ring fence (with the exception of five parcels at Birset which are south of the public road) with an undulating landscape rising from 120m to 244m above sea level, and has traditionally been farmed for beef and sheep production, with commercial forestry and more recently coppice willow grown on contract. It is well fenced for livestock and has been maintained to a high standard. The farms have been let out in recent years carrying about 300 breeding ewes and 150 suckler cows plus followers, but there is potential to increase these numbers significantly. The lease terminates in October 2025.

The natural topography of the land coupled with the woodlands, has the potential for a high quality driven pheasant shoot and deer stalking.

The woodlands are managed for commercial return and are concentrated on the central section between the farms. The current owners have invested in independent access tracks for the forestry and willow compartments and consideration has also been given to a new forestry planting scheme as part of the hill may be suitable for planting (subject to obtaining the required consents).

Kirkhill Farmhouse provides an attractive and substantial family home and base from which to manage the land. There are three further cottages at Kirkhill which are available if required by the purchaser, by separate negotiation.

Birset Farm sits in an elevated position with unrestricted views across the Solway Firth taking in Criffel in Dumfriesshire and Scafell Pike in Cumbria.

The portfolio is available as a whole or in four lots as set out below, although other lotting boundaries may be considered.

Lot 1 - Kirkhill Farm

£2,750,000

Kirkhill Farm (Lot 1) is a sizeable livestock unit extending to about 369.51 hectares (913.06 acres) in total with a modern farm steading. The road leading to the farm is adopted to the steading from where a stone track continues north providing excellent internal access to the land and to No3 Kirkhill Cottages (which is available by separate negotiation). The land is ring fenced with the steading located towards the southern portion of the holding. There are approximately 33.04 hectares (81.64 acres) of woodland within the lot. According to the James Hutton Institute of Soil Research, the land is predominantly a mixture of classes 3, 4 and 5, with small areas of class 6 on the hilltops. It is further classified as F4 and F5 by the Land Capability for Forestry scale. The height ranges from 120m to 230m above sea level.

The land is in good heart, being managed recently for livestock grazing and silage cropping with good quality in-bye and hill ground. The fields benefit from post and wire fencing and stone dykes, and are watered via a spring fed private water supply or natural sources. All of the farmland has been part of a wider Short Limited Duration Tenancy over the last five years which will end in October 2025. In addition the woodland parcels provide shelter and amenity to the farmland with some recent felling and replanting having been undertaken as part of a wider Long Term Forest Plan. Some parts of the land have potential for further forestry planting. The remains of Little Dalton Kirk, Moss Castle and Range Castle Forts lie within Lot 1 and are Scheduled Ancient Monuments.

Kirkhill steading benefits from a range of modern buildings which are both practical and versatile, currently providing livestock and general purpose accommodation as well as sheep handling facilities. The layout of the buildings is shown on the accompanying plan. These are further described below.

Lot 2 - Kirkhill Farmhouse

£550,000

Kirkhill Farmhouse sits to the south of the steading and is a substantial dwelling of traditional whinstone and sandstone construction with a slate roof. There is a 1.5 storey extension to the rear of the house (with sun room attached), and a single storey glass fronted extension on the eastern elevation forming a light and versatile space previously used as a library. The house benefits from oil fired central heating and UPVC double glazing.

The front door opens into the hallway which provides access to the ground floor accommodation as well as the staircase leading to a half landing and the first floor beyond. There are three south facing reception rooms to the front of the house and a bedroom which could equally be used as a fourth reception room or home office. The kitchen/breakfast room is located to the rear of the house with connecting doors to the sun room, pantry, back hall and utility room. A WC completes the ground floor.

The stairs from the entrance hall lead to a half landing which accesses two family bathrooms and a bedroom. At first floor level there are four bedrooms (one with en-suite shower room) and a further family bathroom.

Externally there are lawns bounded by some mature trees surrounding the house and a vegetable garden on the opposite side of the farm drive. A stone outbuilding is included within the boundary of Lot 2. The grounds extend to 0.58 hectares (1.44 acres). A home report is available on request from the selling agents.

Lot 3 - Kirkhill Forestry and Willow

£1,200,000

Lot 3 extends to 119.67 hectares (295.70 acres) situated between Kirkhill and Birset with two independent forest access routes from the public road. There are two large commercial Sitka spruce plantations principally established in 2010, with a number of smaller plantations (a combined 25.54 hectares/126.22 acres). There is a good core of timber and some parts of the crop have been thinned or restructured following Storm Eowyn. Growth rates across the site are determined by soil type and are generally good, recorded at up to Yield Class 20. A compartment schedule and maps are available from the selling agents.

Forests in southern Scotland are known to achieve excellent timber prices and the property is well located for regional timber markets. There are a range of timber milling and processing facilities with sawmills at Lockerbie and Dalbeattie, both within close proximity. The woodlands have independent access from the public road via two internal stone tracks, with the A75 trunk road being within 2 miles.

In addition to the established woodland there is an additional area of land extending to about 33.51 hectares (82.80 acres) which has potential for further woodland creation or may have interest for environmental purposes. It is classified as F4 and F5 on the land capability for forestry scale.

To the south of the parcel, an area of 29.62 hectares (73.19 acres) is growing coppice willow as an energy crop, on contract to Iggesund Paperboard. Further details are available from the selling agents.

Lot 4 - Birset Farm

£810,000

Birset Farm extends to about 37.46 hectares (92.56 acres) in total, being ring fenced with the exception of five land parcels which sit south of the public road. The south facing farmhouse sits centrally within the farm enjoying the most incredible vista over the Solway Firth taking in both Dumfriesshire and Cumbrian hills in addition to the coastline.

Birset Farmhouse is a traditional single storey stone and slate dwelling with accommodation on one level. An entrance from the rear courtyard opens into a small vestibule which leads to the kitchen/breakfast room. From here a small hall provides access to a pantry, shower room and living room. A further hall provides access to the three bedrooms and a south facing sun room (which has a door out to the garden). Externally there is an enclosed south facing garden laid to lawn as well as the farm steading to the rear. The outbuildings are predominantly traditional stone or brick with slate or replacement profile roof coverings and sit to the north forming a courtyard with the rear of the farmhouse. There is also an additional hayshed and silage pit behind.

The farmland comprises nine enclosures (including two recently replanted woodlands) and is predominantly class 4(1) according to the James Hutton Institute for Soil Research, rising from 140m to 190m above sea level. The land is enclosed by stone dykes or post and wire fencing and is watered via a mains supply. The fields are accessed from the main farm access track, internally or the public road.