Shenavallie Farm

• Traditional 5-bedroom farmhouse with large area of garden ground
• Traditional buildings with development potential (subject to necessary consents)
• Adaptable range of modern agricultural buildings and large yard area
• Land and property situated in a secluded and picturesque coastal position
• Continuous block of in-bye pasture, upland grazing and a mosaic of amenity woodland
• Located in a rural yet accessible location close to local amenities and Oban
• Two tidal bays with spectacular outlook over Loch Linnhe
• Areas of mixed broadleaved woodland providing a haven for wildlife
• Potential to expand the sporting, natural capital and environmental interests

Shenavallie Farm is an attractive and private farming unit situated in one of the most scenic areas of the West Coast of Scotland, a short distance from the village of Benderloch. Benderloch is located 3 miles to the southeast, just to the north of Ardmucknish Bay and the Connel Bridge, it offers a range of local amenities such as a church, hotel, pub, village hall, local primary school and an exclusive use venue, in Barcaldine Castle. The picturesque coastal town of Oban is 10.5 miles to the south, it is a popular destination within rural Argyll and offers a wide range of shops, restaurants, primary and secondary schooling, leisure centre, golf course and a number of professional services. The area is well connected by an excellent road network and the local train station operates on the famous West Highland Line to Glasgow. Oban Port operates regular ferry services to Mull and Outer Isles destinations with North Connel Airport, about 5 miles to the southeast, offering regular flights to Colonsay, Coll and Tiree. The county of Argyll is known for its stunning scenery, extensive wildlife and choice of outdoor pursuits including walking, climbing, cycling and its wide range of water sports. The area is populated with lochs, rivers and canals to explore as well as numerous castles, distilleries, national parks and forests. The area is also a popular field sports destination, with a number of estates in the vicinity offering driven and walked up game shooting, along with fishing on several reputable fishing rivers and sea lochs. Agriculturally, this area of Scotland is well provided for with merchants and suppliers, Shenavallie Farm is within easy reach of the UA Oban Livestock Centre, just to the south of Oban (about 13 miles) providing an excellent outlet for livestock which the surrounding area is renowned for producing. HISTORY The current seller’s family have farmed Shenavallie since 1918, as tenants of Lochnell Estate before acquiring the farm in 1952. The farm is home to the renowned Shenavallie herd of pedigree Highland cattle, which the sellers can trace bloodlines back over 150 years. The farming system up until recently has centred on existing herd of Highland cattle, along with herd of commercial cattle ran alongside, and a small flock of North Country Cheviot sheep. The livestock have been exhibited at both local and national agricultural shows with fair degree of success and a number of homebred Tups sold at Dingwall and Oban Annually. The majority of land is utilised for grazing into the extreme ends of the season with the in bye fields close to farm steading used for production of fodder. DESCRIPTION Shenavallie Farm forms a secluded and attractive farming unit on the West Coast of Scotland. The farm is centred on a traditional 5-bed farmhouse benefiting from a large area of garden ground and a range of useful and adaptable farm buildings. The farmhouse and steading are situated centrally within the holding and surrounded by an area of land and woodland extending to approximately 154.31 Ha (381.30 Acres) in total. The farmhouse benefits from outstanding views over the surrounding countryside and the farmland is enclosed by two tidal bays to the north and south of the holding overlooking Loch Linnhe, which bounds the subjects to the west. The holding benefits from an excellent range of modern and traditional farm buildings which may present further development opportunities, subject to obtaining the necessary planning and building consents. The lands at Shenavallie provide excellent mix of in-bye pasture, grazing ground and a mosaic of amenity woodland including several large areas of mature broadleaved woodland providing a haven for wildlife. The land has principally been classified by the James Hutton Institute as a mix of Grade 5.3 and 6.3 and varies in aspect, rising overall from sea level adjacent to the foreshore and bays of Loch Linnhe to 46m above sea level at its highest point Cnoc Reamhar just to the northeast of the farm steading. There is a limestone ridge which forms the western boundary of the property, and bounds the Loch Linnhe shoreline, offers extensive views to the east across the mountains of Argyll, including Beinn Lora and Ben Cruachan, and to the north towards Port Appin. METHOD OF SALE Shenavallie Farm is offered for sale as a whole or in 2 lots. LOT 1: FARMHOUSE, FARM STEADING, ABOUT 89.18 HA (220.36 ACRES) Farmhouse Shenavallie Farmhouse forms a traditional stone-built property set under a pitched slated and fibre/copper roof. The house enjoys views over the surrounding countryside and provides spacious family accommodation set out over two levels, including a kitchen, living room, porch, sitting room, a small bedroom that could be used as an office space with a further bedroom on the ground floor. There is a further three bedrooms and large family bathroom on the first floor. Internally, the farmhouse is in need of modernisation but presents a fantastic opportunity to refurbish the accommodation and extend by way of the adjacent outbuildings to form a substantial family home. The accommodation and room dimensions are detailed in the floor plan contained within these particulars. Garden Ground The property benefits from an attractive and large area of garden ground which surrounds the property and is mostly laid to areas of lawn, there is also a small store and stick shed at the rear of the property. Farm Buildings Shenavallie is equipped with a useful and adaptable range of traditional and modern buildings, which lie in a group adjacent and to the west of the farmhouse and are accessed via the shared farm road. The buildings comprise: Atcost Shed 1/Former Silage Pit (22.53m x 5.61m) Of concrete frame construction and corrugated roof with concrete walls and a concrete floor. Atcost Shed 2/Cattle Court (22.53m x 6.49m)Of concrete frame construction and corrugated roof with concrete shuttered walls, a concrete floor and corrugated side cladding. Workshop (14.42m x 5.50m) Of traditional stone construction under a corrugated roof with a concrete floor. Byre (13.86m x 5.18m) Of traditional stone construction under a slate roof with a concrete floor. Cattle Court (18.65m x 9.07m) Of stone and steel portal frame construction under a corrugated roof with part stone and brick walls, corrugate side cladding and a gravel floor. Dutch Barn (18.6m x 6.29m) Of steel portal frame construction under a tin roof and a part concrete and part stone floor with tin side cladding. Cattle Handling Pens / Yard There are useful cattle handing pens and race located to the west of the farm steading, the buildings benefit from additional yard area currently used for fodder and machinery storage. The Land The land at Lot 1 is set in a continuous block and is accessed via a shared farm road which leads through the property from the minor public road to “An Doirlinn”, which forms a scenic tidal bay, located to the far north of the farm, and just to the south of the tidal channel between the Benderloch peninsula and the Isle of Eriska. The land and woodland areas extend to approximately 89.18 Ha (220.36 Acres) in total including roads, yards and buildings and surrounds the farmhouse and buildings. The lands provide an excellent mix of mature broadleaved woodland, grazing ground and in-bye pasture. The farmland within Lot 1 is bound to the north and west by the Loch Linnhe. The inbye fields have benefited from a healthy application of farmyard manure over the years due to their proximity to the farm steading with the majority of the enclosures being accessed directly from the farm steading or via internal farm road and tracks which lead directly from the farm steading. LOT 2: ABOUT 65.13 HA (160.94 ACRES) OF LAND AND WOODLAND The land at Lot 2 extends to approximately 65.13 Ha (160.94 Acres) in total and is situated within a continuous block and lies to the southwest of the of the farmhouse and steading. The land in Lot 2 provides a mix of grazing ground with several large areas of ancient woodland forming mixed broadleaved plantations located on the southwestern perimeter of the land holding. The land forming Lot 2 also surrounds (up the high water mark) a further tidal bay, known as Sailean Sligeanach, which is located towards the southwest corner of the holding. The topography of the land either side of the bay has created a private and picturesque setting with panoramic views west across Loch Linnhe to the Isle of Lismore, the Morvern hills, and southward to the Isle of Mull. The scenic and secluded land surrounding the bay, enriched by abundant areas of woodland, wildlife, and a peaceful setting, may provide potential for future uses such as wild swimming and wider wellbeing activities, subject to the necessary planning permissions. The land forming Lot 2 is accessed via shared private farm road which leads from the public road. There is also a right of access in favour of the proprietors of the property known as Sailean Sligeanach Cottage over the farm track which leads west towards the property, between points A-B-E on the sale plan. POST CODE PA37 1QU WHAT3WORDS To find this property location to within 3 metres, download and use What3Words and enter the following 3 words:Lot 1: https://what3words.comapprovals.piglets.ahead Lot 2: https://w3w.co/scared.panels.valuables Viewings Strictly by appointment with the Selling Agents. IACS All the farmland is registered for IACS purposes. NITRATE VULNERABLE ZONE (NVZ) The land at Shenavallie Farm is not included within a Nitrate Vulnerable Zone. BASIC PAYMENT SCHEME ENTITLEMENTS (BPSE) 2025 Any payments relating to the 2025 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 Entitlements (BPSE) 2025 for the remainder of the scheme year. The Seller may enter discussions with the Purchaser to transfer the right to receive the Basic Payment Scheme Entitlements (BPSE) in addition to the heritable property by separate negotiation. Further details are available from the Selling Agents.LESS-FAVOURED AREA SUPPORT SCHEME (LFASS)All of the land has been designated as being within a Less-Favoured Area (LFA).ENVIRONMENTAL DESIGNATIONSThe subjects have been designated as being located within a National Scenic Area and form part of the Lynn of Lorn area. Further details available via Nature Scotland website www.nature.scot. There are a number of areas of woodland located within both Lot 1 & 2 which also form part of Ancient Woodland. Further details of the areas are available via Nature Scot Ancient Woodland Inventory: nature.scot/datasets/ancient-woodland-inventory/explore.SOLICITORSDM MacKinnon - Bank of Scotland Buildings, Oban, Argyll, PA34 4LNTel: 01631 563014MINERALSInsofar the mineral rights form part of the property title they are included within the sale.TIMBERAll fallen and standing timber is included in the sale as so far as it is owned by the seller.SPORTING RIGHTSInsofar the sporting rights form part of the property title they are included within the sale.FIXTURES AND FITTINGSAll fixture and fittings with Shenavallie Farmhouse are included in the sale.The shipping container at the farm is specifically excluded and no other items are included unless mentioned in the sales particulars.DEPOSITA 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.THIRD PARTY RIGHTS AND SERVITUDESThe sellers will grant a right of access in favour of the purchaser(s) of Shenavallie Farm over the section of private farm road which leads southwest from the farm to the public road labelled A-B on the sale plan. All maintenance and upkeep of the road thereafter will be shared on a user basis.There is a right of access in favour of the proprietors of the property known as Ardentiny Cottage, over the farm track which leads through Lot 1 and the east of the farmhouse and steading between points A-B-C-D on the sale plan.There is a right of access in favour of the proprietors of the property known as Sailean Sligeanach Cottage over the farm track which leads west towards the property, between points A-B-E on the sale plan.There is a right of access in favour of Scottish Water along the farm road and beyond the farm steading to access redundant water tanks which is located just north of the farmhouse and steading. Please note the water tanks are owned by Scottish Water and are not included within the sale of Shenavallie farm.There are a number of overhead electricity cables which cross the land and are currently on wayleave agreements.In the event the property is sold in lots and if applicable deed of conditions will be drawn up governing all access, services, media, boundaries and maintenance. 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 to have satisfied themselves in all respects thereof.POSSESSION AND ENTRYVacant possession and entry will be given on completion or such mutual time to be agreed by the seller and the purchaser(s).ANTI MONEY LAUNDERING (AML) REGULATIONSPlease note that under the 2017 AML regulations we are legally required to carry out money laundering checks against purchasers. Upon verbal acceptance of an offer, we require to identify the purchaser for Anti-Money Laundering purposes. Our service provider ‘First AML’ will contact the purchaser to gather the required identification documents. An information sheet is available from the selling agent on request. We are not able to enter a business relationship with a purchaser until they have been identified.Failure to provide required identification may result in an offer not being considered.INGOING VALUATIONThe purchaser(s) of Shenavallie 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.