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Charleton Farm

Charleton, Montrose, Angus, DD10 9EW


  • About 14.91 acres (6.03 ha) in total. Attractive traditional 6 bed farmhouse with swimming pool

  • 3 further dwelling houses. Category ‘B’ listed steading converted to café/ farm shop with extensive outdoor play area. Well establsihed business. For Sale as a Whole

Lying between the A92 and the A937, Charleton Farm sits to the north of the coastal town of Montrose which is found equidistant between the cities of Dundee and Aberdeen in the County of Angus. With a population of …

Lying between the A92 and the A937, Charleton Farm sits to the north of the coastal town of Montrose which is found equidistant between the cities of Dundee and Aberdeen in the County of Angus. With a population of approximately 12,000,

Montrose is an historic port located on the North Sea coast. The Montrose Basin, which is considered a nature reserve of international importance, is the largest inland saltwater basin in the UK.
Montrose offers both primary and secondary schooling, a wide range of shopping and leisure facilities including a new sports centre and swimming pool. Further afield lies Dundee, Aberdeen and Edinburgh all of which can be reached within 1 or 2 hours by car and provide airports and wealth of city amenities.

In addition to primary and secondary schooling in Montrose, independent schools in the area include Lathallan (Johnshaven), the High School of Dundee and those in Aberdeen, with pupils catching trains from the local station to either Aberdeen or Dundee.

The County of Angus provides an array of recreational pursuits. Hill walking can be enjoyed in the nearby hills and glens, fishing can be enjoyed on the banks of the North and South Esk and all forms of shooting can be taken locally.

For the golfer, Montrose Links boasts two courses whilst the Championship Course at Carnoustie Golf Links and the Old Course in St Andrews are within 1 to 1½ hour’s drive.

Charleton Farm, lying over approximately 14.91 acres (6.03 ha), has a principal house, Laundry Cottage and two further steading cottages all of which are situated at the centre of the holding along with Category ‘B’ listed Charleton steading. Charleton Steading houses a well-established, popular café with indoor and outdoor seating for approximately 64 covers, farm shop, gift shop and extensive outdoor play area and approximately 4.45 acres (1.8 ha) of land currently down to ‘pick your own’ fruit trees. In addition to the traditional steading, there are useful modern agricultural buildings which would lend themselves to conversion, subject to obtaining the necessary consents.

Charleton Farmhouse is a traditional two-storey farmhouse of stone construction set under a pitched and slated roof with solar panels on one elevation. It is fully double glazed and benefits from an oil-fired central heating system. The house is well-presented and the accommodation comprises:

Ground Floor:- Open plan kitchen/living room, sitting room, larder, office, WC and utility.

First Floor:- 6 bedrooms and 2 bathrooms.

Externally, there is a garage and an indoor heated (via air source heat pump and oil boiler) swimming pool as well as ample areas of mature garden ground.

Laundry Cottage is Category ‘B’ Listed 2 storey dwellinghouse of traditional stone construction (harled externally) set under a pitched and tiled roof. The cottage is fully double glazed and benefits from a gas-fired central heating system. The accommodation comprises:

Ground Floor:- kitchen, living room, sitting room and shower room.

First Floor:- 3 bedrooms and shower room.

Surrounding the dwelling are areas of mature garden ground and space for car parking.

Located in the Category ‘B’ Listed Charleton Steading are Steading Cottages No2 and No4 and are currently occupied by farm workers. Cottages No2 (Ground Floor) & No4 (1st Floor) are of stone construction under a pitched and slated roof. Fully double glazed and benefitting from a gas-fired central heating system. The accommodation in both cottages comprises:

Kitchen, living room, 2 bedrooms and bathroom.
Externally the cottages enjoy access to the area of garden ground within the central steading area.

Situated to the south of the farmhouse is Charleton Farm Shop which is housed in the Category ‘B’ listed Charleton steading.

The accommodation comprises, commercial kitchen, indoor/outdoor seating for approximately 64 covers, café, farm shop and gift shop.
In addition, there is an extensive play area opposite which has a further seating area with 50 covers approximately.

The business has grown over the years and currently offers light lunches/afternoon teas, soft fruit and gift sales and extensive children’s play area. There is an extensive area for car parking.

Established over the last 25 years by the current owners Charleton Farm Shop & Café is a popular and highly regarded business with further expansion opportunities.

Based on the last 3 years accounts (to 30 April 2018) the business has an average annual turnover of around £470,000 which produces an average gross margin in the region of £120,000. In addition to the healthy gross margin income is received from house/ cottage rents and feed in tariff’s, approximately £35,000 of further income.
With regards to future expansion there are a number of opportunities available to an ingoing purchaser including, extending opening hours to provide a breakfast and/or evening service, hosting functions including weddings. In addition and subject to obtaining the necessary permissions and consents the farm buildings could be converted to provide an indoor play area/ function area. Equally, the cottages could become holiday let dwellings.

To the east of the farm shop are three farm buildings which comprise the following:

Steel portal frame shed with fibre cement room and concrete floor. This building currently houses walk-in fridge/freezer units associated with the farm shop/café.

Steel portal frame with fibre cement roof and concrete floor. The roof houses 30kW of solar panels which were installed approximately 3 years ago.

General purpose shed/open side store under fibre cement roof with profile sheet/tin walls. Part of this shed is currently let to a local blacksmith. Further details are available from the selling agent.

The Category ‘C’ listed former ‘Charleton Maternity’ Walled Garden currently houses several static caravans which accommodate seasonal fruit picking staff.

Services are laid onto the site and there is a former potting shed outshot. Consent for the erection of one dwellinghouse was previously granted, however has since lapsed. All planning enquiries should be made directly to Angus Council.

The walled garden offers further potential, for example, could be re-instated as a traditional walled garden growing produce for the shop/ café with the added benefit of a visitor attraction.

The Walled Garden is subject to a three year Short Limited Duration Tenancy (SLDT). Further information is available from the Selling Agent.

There is a 20kW wind turbine which was erected approximately 6 years ago and has a Feed in Tariff (FIT) of £0.26/kW. As previously stated solar panels were fitted to the roof of the steading (30kW) approximately 3 years ago and command a Feed in Tarrif (FIT) of £0.09/kW. In addition the farmhouse roof houses 3kW solar panels. The owner of the turbine will pay a rent for the site and a right of access to/from the turbine.

Charleton Farm shop is entered in the Valuation Roll with a Rateable Value of £10,400. It should be noted that at this level of Rateable Value an ingoing occupier may be eligible for 100% rates relief under the Scottish Governments Small Business Rates Relief Scheme.