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Lower Cassley and Kyle Fishings, Rosehall, Lairg, Sutherland, IV27 4BD

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Perth Office - 01738 621 121

To make an enquiry, arrange a viewing or request a free market appraisal of your own property call Moira Webley on 01738 621 121/ 07809 339422 or contact Moira via Email.





  • Lower Cassley Fishings – two beats, 23 named pools, 1.86 miles of the east bank
  • Kyle Fishings – about 3.8 miles from the left bank and rights for one boat
  • Achness Parks – about 42.6 acres (17.3 ha) of permanent pasture, rough grazing and attractive mixed conifer and broadleaf amenity woodland
  • Achness Hotel (part share) – 13 letting rooms, owners’ flat and 5.7 acres (2.3 ha)


For the first time since 1985, a section of the Lower Cassley has come to the market.

The Oykel and Cassley river system has a fantastic reputation for good quality salmon fishing. The Lower Cassley falls within the River Oykel SAC for the purposes of the Conservation of Salmon (Scotland) Regulations 2016. For the 2019 season assessment, it is proposed that the River Oykel SAC should remain Grade I. The assessment of the Kyle of Sutherland District Salmon Fishing Board has set the current rates at £7,500, effective from April 2017.

The Kyle Fishings extend to about 3.8 miles. There is a right to fish for migratory fish by rod and line only, in the area of the Culrain Fishings in the Kyle of Sutherland, both from the left bank and from one boat, opposite to the Rosehall Estate. The Kyle Fishings have been little used in recent years however they offer potential particularly in times of low water in the River Cassley itself.

The Achness Parks extend to about 42.6 acres (17.3 ha) of permanent pasture, rough grazing and attractive mixed conifer and broadleaf amenity woodland around the Achness Falls. The Parks are let on a seasonal grazing licence from 1st January 2019 until 30 December 2019.

Achness Hotel (part share of the business) is set within grounds of about 5.7 acres (2.3 ha) in the hamlet of Rosehall. Originally a traditional farmhouse with a stone steading, over the years it has been extended to provide the accommodation currently in use today.


The small rural community of Rosehall is situated in the heart of the Highlands some 9 miles west of Lairg. Lairg has a greater range of facilities including a railway station with services north to Wick and Thurso and south to Inverness.

From the Victorian era the Highlands of Scotland have drawn angling enthusiasts. To this day, the pristine countryside has hardly changed and the River Cassley, with its strong salmon runs, provides good sport with a variety of exciting beats for the keen fisherman.

Locally there is red deer and Sika deer stalking and there are several Munros within easy reach providing plenty of choice to hill walkers and mountaineers. The array of wildlife includes golden eagles, sea eagles, ospreys, falcons, woodpeckers, otters and badgers. The west coast, with its dramatic scenery, is within easy reach. Other attractions which are easily reached include Dornoch and its world famous golf course to the east and Lochinver and Ullapool to the west.

The main regional centre, Inverness, has all the facilities and amenities to hand including a modern shopping centre, hotels, restaurants, theatre, cinemas, hospital and mainline railway station. Inverness Airport has numerous services to destinations both domestic and international including London Gatwick and Heathrow.



From Inverness take the A9 north crossing the Kessock and Cromarty Bridges. At Evanton take the B9176 signposted to Bonar Bridge. Join the A836 just before Ardgay turning left in Bonar Bridge immediately after crossing the bridge. After approximately five miles turn left on the A837 signposted to Lochinver. Rosehall is reached after approximately 8 miles. The Achness Hotel is signposted to the right just before the bridge over the River Cassley.


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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.