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Smithston Farm

Patna, By Ayr, East Ayrshire, KA6 7EZ

Offers Over £1,375,000


  • Productive stock farm with an attractive farmhouse and cottage.

  • About 285.05 Acres (115.36 Ha).

  • Lot 1: Five bedroom farmhouse, range of traditional and modern agricultural buildings and 19.69 acres.

  • Lot 2: Land extending to 84.76 acres and range of portal frame buildings.

  • Lot 3: Land extending to 128.91 acres.

  • Lot 4: Land extending to 40.03 acres.

  • Lot 5: Land extending to 11.44 acres.

  • Lot 6: Smithston Cottage (Only available to the purchaser(s) of Lot 1 or 2).

  • FOR SALE AS A WHOLE OR IN SIX LOTS.

CLOSING DATE SET FOR MONDAY, 2ND NOVEMBER 2020 AT NOON.

Located in a rural position, Smithston Farm is a short distance from Dalrymple village close to the Ayr town in the south west of Scotland which is well known for its mild climate. The established market town of Ayr has …

CLOSING DATE SET FOR MONDAY, 2ND NOVEMBER 2020 AT NOON.

Located in a rural position, Smithston Farm is a short distance from Dalrymple village close to the Ayr town in the south west of Scotland which is well known for its mild climate. The established market town of Ayr has a wide range of excellent services including cinema and retail centre and large supermarkets. Ayr offers a wide variety of restaurants, bars, sports and leisure facilities. Wellington School is the highly regarded private co-educational school in Ayr and there are several well regarded state schools. Further education is well served by West of Scotland University Campus and Ayr College. Ayr has a mainline railway station with a regular service to Glasgow and beyond. Prestwick Airport, with a comprehensive schedule of international flights, is within 12 miles. Glasgow itself is easily accessible by rail and road via the M77. Ayrshire is renowned for its many golf courses including the world famous facilities at Turnberry, Royal Troon and Prestwick courses. The popular racecourse in Ayr holds the Scottish Grand National and there are yacht marinas at Troon, Ardrossan and Largs. Salmon and sea trout fishing is available on various Ayrshire rivers including the Doon and the Ayr and the enjoyable River Ayr Way Walk is close by. Alloway, south of Ayr, is famous as the birthplace of Robert Burns. In addition to golf and sailing, the Ayrshire coastline is renowned for its beautiful beaches and vistas all within a short drive of the property. This rural area is well served by the agricultural supply industry and the farm lies close to the Ayr Mart.

Smithston Farm is a renowned pedigree breeding farm extending to 285.05 Ac (115.36 Ha). The farm has an attractive five bedroom detached painted stone-built farmhouse with private lawned gardens and a cottage. The holding benefits from a range of modern and traditional farm buildings which sit to the east and west of the farmhouse and are suitable for livestock housing and storage. Some of these would be suitable for other purposes including equestrian use and for conversion to further residential accommodation subject to the appropriate planning and other consents being obtained. The land is split into two blocks bisected by the A713. It is mostly ploughable and provides excellent silage ground, arable in rotation and grazings.

Smithston Farm is offered for sale as a whole or in six lots.

**An additional farm cottage is available to the purchaser of Lot 1 or Lot 2 for offers over £100,000.**

Lot 1: Smithston Farm

Farmhouse
Smithston Farmhouse is a traditional stone built dwelling under a slate roof enjoying a south westerly aspect with views over the River Doon. The accommodation is laid out over two floors and comprises the following: kitchen/diner, dining room, living room, office, utility, family room, two family bathrooms and five bedrooms, three of which are ensuite.

There is a well maintained lawned garden with a sheltered seating area.

Prior to Covid-19, the current owners ran a very successful Bed and Breakfast business from the farmhouse welcoming over 900 guests per annum. Their website is: www.smithstonfarmhouse.com.

Farm Buildings

Smithston Farm is a well-equipped beef and sheep unit with the buildings situated around the farmhouse and traditional steading. The farm buildings are as follows:

Traditional Range

Stone construction under a slate / corrugated iron roof. The buildings include the following: stables (4.9m x 8.8m), garage (5.4m x 3.2m), kennels (14.6m x 5.6m), store (6.2m x 6.4m) and two workshops (5.6m x 6.1m & 6.0m x 4.0m). There is also a former rendered stone/brick byre with asbestos roof (30.0m x 7.7m).

Grain/Store Shed (18.3m x 12.1m)
A four bay steel portal framed building with box profile cladding and roof with a concrete floor.

Lambing Shed (6.2m x 18.3m)
A four bay steel portal framed shed constructed with box profile cladding and roof with a concrete floor. There is an adjoining brick built lean-to (11.3m x 6.3m) with corrugated iron clad under profile sheet roofing.

Bull Pens (14.6m x 4.2m)
Steel portal frame with block walls, Yorkshire boarding under profile sheet roofing with concrete floor.

Cattle Pens (18.2m x 6.1m)
Steel portal frame four bay cattle shed with tin clad, box profile roof and concrete flooring.

Lambing Shed (17.6m x 13.3m)
Steel portal frame under fibre cement roof with concrete floor, Yorkshire boarding and block walls.

Lambing Shed (31.5m x 8.7m)
Steel portal frame under box profile roof with part Yorkshire boarding part box profile clad, feed barriers and concrete floor.

Hay Shed (18.4m x 19.5m)
Steel portal frame with twin span corrugated iron roof, hardcore flooring and corrugated iron cladding. This building has an adjoining lean-to covered area.

Cattle Shed (19.5m x 18.8m)
Steel portal framed cattle shed under asbestos roof with tin clad and block walls. Central feed passage with slatted accommodation on either side.

Cattle Shed (25.0m x 15.0m)
Steel portal framed cattle shed under a fibre cement roof with brick walls and Yorkshire boarding. Houses the biomass boiler and solar panels on roof.

Silage Pit

Earth banked silage pit with capacity for approximately 3,000 tonnes.

Slurry Lagoon
Slurry lagoon with holding capacity of approximately 800,000 gallons.

Midden
Concrete floor and walls to 1.8m and with an underground effluent tank with capacity for approximately 2,000 gallons. Currently filled with whole crop.

Land
The land extends to 19.69 Ac (7.97 Ha) and is situated to the south east of the farm steading running adjacent to the A713. The land is graded by the James Hutton Institute as Grade 4(1) and is currently down to pasture with the fields benefitting from a mains and natural water supply. The land rises from approximately 150m to 160m above sea level at its highest point.

Renewables
In 2014, a 100kW Heizomat woodchip biomass boiler was commissioned which provides heating to both the farmhouse and cottage. In October 2012, a 12 kW solar panel system was installed on the roof of one the agricultural buildings. Further details on the Renewable Heat Incentive (RHI) and Feed In Tariff (FIT) payments can be requested from the selling agents. As part of the sale, the ownership and the right to the payments will be transferred.

Lot 2: Land and Buildings

The land extends to 84.76 Ac (34.30 Ha) and is split into various enclosures which are bisected by the former Ayr to Dalmellington Railway. The land rises from 120m at the banks of the River Doon to 160m above sea level. The land is graded as 4(1) according to the James Hutton Institute.

Cattle Shed (31.7m x 17.5m)
Steel portal frame construction with central feed passage, part slatted part concrete floor under fibre cement roof with ventilated ridge. The building has 2.1m slurry tanks beneath that can be emptied at either end.

Straw Bedded Cattle Court (31.7m x 7.04m)
Steel portal frame construction with tin clad and earth floor.

Lot 3: Land at Smithston

The land is located to the north of the A713 and comprises seven enclosures extending to 128.91 Ac (52.17 Ha). According to the James Hutton Institute, the land is classed as Grade 4(1), sitting at around 150m to 200m above sea level and is served by mains water as well has having access to a natural water source. Barley is grown on a yearly rotation.

Lot 4: Land at Smithston

The land is located to the north of the A713 and comprises three enclosures extending to 40.03 Ac (16.20 Ha). According to the James Hutton Institute, the land is classed as Grade 4(1), sitting at around 150m to 180m above sea level and is served by mains water as well has having access to a natural water source.

Lot 5: Land at Smithson

The land is located to the north of the A713 and comprises one enclosure extending to 11.44 Ac (4.63 Ha). According to the James Hutton Institute, the land is classed as Grade 4(1), situated around 160m above sea level and is served by a mains water supply.

Lot 6: Smithston Cottage

A single storey former stone byre conversion comprising an open plan kitchen/living area, bedroom, adjoining dressing room, bathroom, utility and hallway. There is opportunity for further conversion, subject to obtaining the necessary consents, with the attic fully floored and Velux windows. To the rear, there is a small lawned garden with decking bordered by timber fencing. There is an additional triangular paddock bound by fencing and a stone dyke. In all, the cottage sits within 0.22 Ac.

Please note that Lot 6 is only available to the purchaser(s) of Lot 1 or 2.

The farmland is registered for IACS purposes and the farm code is 69/184/0055.

The land at Smithston Farm is not included within a Nitrate Vulnerable Zone.

The Basic Payment Entitlements will be available for sale by separate negotiation. Further details of the Basic Payment Entitlements are available from the Selling Agent.
Any payments relating to the 2020 scheme year will be retained by the Seller. If applicable, the purchaser(s) will be responsible upon occupation of the subjects of sale to comply fully with the Statutory Management requirements to maintain the farmland in Good Agricultural and Environmental Condition (GAEC) as laid down under the Cross Compliance rules of the Basic Payment Scheme (BPS) 2020 for the remainder of the scheme year.

All of the land has been designated as being within a Less-Favoured Area.

The mineral rights are included.

All fallen and standing timber is included in the sale in so far as it is owned by the seller.

In so far as these rights form part of the property title they are included within the sale.

All fitted appliances, curtains, carpets and floor coverings within the farmhouse and cottage are included in the sale price. All moveable white goods are specifically excluded and no other items are included unless mentioned in the sales particulars.

The purchaser(s) of Smithston Farm shall, in addition to the purchase price, be obliged to take over and pay for at a valuation to be agreed by a mutually appointed valuer(s) with respect to the following:
1. All cultivations and growing crops on a seeds, labour, lime, fertiliser, sprays and machinery basis with an increment representing the enhanced value of the establishment and age of such crops.
2. All feed stuffs, hay, straw, fodder, roots, silage and farmyard manure and other produce at market value.
3. All oils, fuel, fertilisers, sprays, chemicals, seeds, and sundries at cost.
Note: If the amount of the valuations has not been agreed on the date fixed for completion, then the purchaser shall pay to the seller such a sum as selling agents shall certify on account at the valuation pending agreement. Should the payment not be made within seven days then the interest will become payable on outstanding monies at 8% over Bank of Scotland borrowing rate.

A deposit of 10% of the purchase price shall be paid within seven days of completion of Missives. Deposit will be non-refundable in the event of the purchaser failing to complete for reasons not attributable to the Seller or their Agents.

The property is an agricultural holding and appropriate caution should be exercised at all times during inspection particularly in reference to the farm buildings, farm land and water courses.

The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed as satisfied themselves in respect thereof.
There is a reserved servitude right for pedestrian and vehicular access over the track hatched blue in lot 1 on the sale plan.