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Birchfield, Inveroykel, Ardgay, IV274EU

Offers Over - Under Offer


Closing date: 23 May 2018 12pm

Inverness Office - 01463 717 799

Approximately 2.91ha (7.19 acres) of fenced and currently grass with derelict cottage and steadings

To make an enquiry, arrange a viewing or request a free market appraisal of your own property call Joanne Stennett on 01463 717 799 or contact Joanne via Email.


Under Offer


  • Ideal development opportunity
  • Peaceful location with views over the Kyle of Sutherland
  • Extending to approximately 7.19 Acres (2.91 Hectares)
  • Closing Date - 23 May 2018 12pm


Access is from the public road via the farm track.
The land, extending to approximately 2.91ha (7.19 acres) has an open aspect and is currently in grass which gently slopes down to the Kyle of Sutherland Marshes SSSI to the north with open moorland to the west and forested land to the east, and overlooks the Kyle of Sutherland Marshes which is an SSSI. There are views eastwards down the Kyle of Sutherland which although some miles inland are still tidal for a further 2 miles upstream of Birchfield. The land is fenced with stock fencing. The property is almost entirely out of sight from the public road. The land is classified as Grade 4(1) by the Macaulay Institute and is therefore primarily suited to grassland.

The Steading which is located some 50 metres into the property from the entrance track, consists of four stone built sheds or byres constructed at different times to create a square with a central courtyard.

Located below the steading buildings is the site of a house which has been partially demolished.

The cottage is located at the northern boundary of the property directly overlooking the Kyle of Sutherland. It has two storeys and is traditionally built of stone and slated roof construction. – The small fenced paddock below the cottage sits within the designated Kyle of Sutherland Marshes SSSI.

There was planning consent granted in 2007 to demolish and erect a new house on this site but this has expired.
There was also planning consent granted for conversion of the two steadings to form two houses which has also expired.

A servitude right of acess will be granted over the forest road from the public road to the property shown in blue on the plan.
A servitude right of access will be retained by the vendor for access to the retained property of the Kyle of Sutherland Marshes SSSI.

Safety Notice
Prospective viewers should note that the buildings are in various states of disrepair and some in a dangerous condition. Access to these buildings therefore is prohibited.

Closing Date

It is anticipated that a closing date will be fixed in due course and we would advise prospective purchasers to register their interest with Bell Ingram LLP through a solicitor. The owner however reserves the right to sell without setting a formal closing date and will not be bound to accept the highest or indeed any offer received. Purchasers should have their solicitor submit a Letter of Intent, detailing the price, date of entry and any conditions which they require to attach to their offer. The solicitor acting on behalf of the vendor will then issue an offer to sell to the successful bidder(s).


Ardgay, 12 miles from Birchfield is a small village close to the south shore of the inner Dornoch Firth. A Train Station offering access to both the North and South. Bonar Bridge is approximately 2 miles away and facilities include a general store, Post Office, bank, butcher, hardware store and a selection of restaurants. Both Tain and Dornoch are nearby and offer excellent additional amenities including a stunning beach and Championship Golf Course. Primary education is provided at Gledfield Primary in Ardgay while secondary school pupils attend either Dornoch or Tain Academy to which a daily bus service is provided.



From Inverness take the A9 north crossing the Kessock and Cromarty Bridges. Take the B9176 following the signs for Bonar Bridge and Lairg. Turn left onto the A836 to Ardgay. In Ardgay turn left next to the Alladale Store and follow the signs to Carbisdale Castle and Inveroykel. Birchfield is 12 miles from Ardgay and is located on the north side of the road, where three Scots Pine trees mark the entrance off the public road.

Important Notice

These sale particulars were prepared on the basis of information provided to us by our clients and/or our local knowledge. Whilst we make every reasonable effort to ensure that they are correct, no warranty or guarantee is given and prospective purchasers should not rely upon them as statements or representations of fact. Furthermore neither Bell Ingram LLP or its partners or employees assume any responsibility therefore. In particular:

  1. prospective purchasers should satisfy themselves as to the structural condition of any buildings or other erections and the state of repair of any services, appliances, equipment or facilities;
  2. any photographs included in these particulars are for general information only and any furniture or contents shown in these photographs are not included in the sale unless this is expressly stated in these particulars; and
  3. any descriptions, measurements or dimensions quoted are approximate only and references to conditions, planning permissions, services, usage, construction, fittings & fixtures and moveable items are for guidance only.