Old Newton, Annan Water, Moffat, Dumfriesshire, DG10 9LT | Property for sale | Savills
207 Ac(83.77 Ha)
Offers over £1,300,000(€1,482,274)

Old NewtonAnnan Water, Moffat, Dumfriesshire, DG10 9LT

  • Sale Agreed
  • Freehold

Key features

  • Old Newton House (5 bedrooms, 2 reception rooms)
  • 174 acres farmland utilised for grazing or silage
  • Modern farm buildings
  • 100 acres enclosed with deer fencing
  • Moffat 4 miles
  • Dumfries 26 miles

A versatile grassland farm in the Annan Valley

About this property

  • Old Newton is situated in the Annan Water valley at the base of the spectacular range of hills which form part of the landscape surrounding a hollow known famously as the Devil's Beef Tub. It is here where the Border Reivers reportedly used to keep stolen cattle until they could be driven on to market for sale.

    Currently managed as a mixed deer and sheep farm, the land sits within a ring fenced block and following years of careful management has been improved for use as good quality grazing and mowing land. There is a range of modern farm buildings which sit centrally within the land holding and are used for the management of livestock and general storage. These have been developed to provide a modern system with animal welfare and ease of herd management at the forefront of their design.

    In addition to the working farm, Old Newton has an outstanding steading conversion which was completed in 2012. Set in an elevated position, the property benefits from beautiful 360 degree views of the surrounding countryside and in particular the outlook towards the Devil's Beef Tub and the Annan Water. Set apart from the farm buildings (and with a separate access), the house at Old Newton forms a U shape in the vernacular style, with accommodation extending to five bedrooms (currently used as four bedrooms and a study) and two reception rooms, one of which is an open plan dining and living space integrated with the kitchen. Externally the property benefits from an enclosed, low maintenance courtyard garden, ideal for summer entertaining, and ample hardcore spaces surrounding the property for parking.

    Farmhouse (Steading Conversion) - The property is approached via a private road which splits to provide separate access to the house and farm steading. On arriving at the house, you enter through a formal front door into a spacious entrance hall with porcelain tiled flooring which extends throughout the entire house. From the hall, there is access to the northern elevation which has two bedroom suites. The first bedroom faces north with bi-folding doors making the most of unrestricted views to the Devil's Beef Tub and also benefits from integrated storage and an en suite bathroom with bath and separate shower. The second bedroom benefits from a Jack and Jill shower room which can also be used as a general bathroom via a second door in the hallway.
    The central part of the house has a study with integrated storage (which could also be used as a fifth bedroom) and a living room (with Stovax Cassette inset wood burning fire) which benefits from a wall of double French style doors providing natural light and access to the courtyard garden.
    On the western elevation is a long open plan modern fitted kitchen (featuring a four oven AGA and an integrated dishwasher), dining and living space (with wood burning stove) and external doors to the garden and parking area. A utility/boot room and WC is accessed off the kitchen and provides a working everyday entrance to the house. It has fitted floor units, a sink and drainer, integrated electric hob and under counter fridge as well as space for a washing machine.
    On the eastern elevation of the house there is a principal bedroom suite with built in storage and a generous modern en suite bathroom with freestanding bath and separate shower. A second bedroom suite also benefits from built in storage and an en suite bathroom. A drying room containing the central heating and hot water plant also has a useful ceiling-mounted pulley for airing and drying clothes.
    The house has been completed to the highest of standards, being fully insulated and benefits from double glazed windows and underfloor heating via an oil fired boiler.

    Farm Buildings - Located at the heart of the farm, and accessed separately from the house, is a range of modern farm buildings which are both practical and versatile. These have been developed over a number of years to provide an easily managed indoor setting for rearing livestock, with the placement of the buildings helping to minimise the effort required to move feeding and straw between them. In addition to the land, the buildings allow the farm to be run efficiently and sustainably, easing pressure on the land during the wetter winter months. The steading currently comprises the following:
    1. Sheep Shed (27m x 12m) - 6 bay, steel portal frame with Yorkshire boarding and wooden cladding, concrete floor and cement profile roof.
    2. Storage Buildings (Approx. 356m2) - A range of adjoining buildings used for straw, machinery and miscellaneous storage. Various structures varying in construction materials: steel pole/wooden frame with a slate roof and earth floor; steel portal frame with cement profile roof and concrete floor; steel posts and wooden trusses with a corrugated iron roof and concrete floor and a lean-to with aluminium profile roof.
    3. Deer Shed (30m x 15m) - Steel portal frame with concrete panel walls, Yorkshire boarding/Ventair cladding, concrete floor, cement profile roof. Side feed passage (internal) and fitted out with deer pens and handling system.
    4. Deer Shed (24m x 15m) - Steel portal frame with reinforced shuttered concrete walls, Yorkshire boarding/Ventair cladding, cement profile roof and concrete floor. Side feed passage with feed barriers.
    5. Hind Shed (27m x 12m) - 6 bay, steel portal frame with Yorkshire boarding, concrete floor and fibre cement roof, side feed passage. With outdoor corral of approximately the same dimensions.
    6. Sheep pens/covered handling area - Traditional sheep buchts with covered handling area.

    Farmland - Old Newton is a productive ring fenced grassland holding currently operated as a deer and sheep farm but equally capable of good yields of silage and forage crops to
    support alternative livestock enterprises. It stands out within the surrounding valley landscape for its rich green pastures. In total the land extends to about 207.44 acres (83.95 hectares) and is generally sloping rising from the valley floor by the Annan Water up the hillside to the east with an altitude ranging from 170m to 230m above sea level. It is classified by the James Hutton Institute of Soil Research as predominantly Class 5 (capability for agriculture) or F3 (capability for forestry). Approximatively 89 acres can be cropped for silage with a further 84 acres of permanent pasture, the balance being made up of rough grazings, roadways and yards. All of the farmland is classified as being in a Less Favoured Area (LFA) for the purpose of grants and subsidies.
    The land is principally accessible from the internal private farm roads, although some of the southern fields also have alternative access from the public road. Much of the southern block of land is deer fenced with gates and races conveniently linking back to the farm steading for ease of management (allowing handling by a single person). The grazing fields to the north of the farm are easily managed internally and stock can be driven towards partially covered sheep pens in the centre of the farm for handling. The fields benefit from natural or private water supplies.

    Holiday Lodges - There are two timber holiday lodges situated to the north of the steading with three bedrooms and two bedrooms respectively. They have open plan kitchen/living/dining areas and are located adjacent to a rumbling burn with outdoor decking to make the most of the rural views. The lodges are let for holiday use and provide a useful diversified income to the farm. For the avoidance of doubt, the lodges are not included within the sale but may be purchased by separate negotiation.

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Local information

  • Moffat is a charming and historic conservation town situated within the Annan Valley and brimming with amenities and visitor attractions. The town is steeped in history, with many links to famous figures from the past, the Border Reivers and strong connections to the wool trade. As a former spa town, Moffat grew in importance in the Victorian era, the sulphurous waters attracting throngs of visitors who believed them to have healing properties. Much of the town's architecture developed as a result of the tourist boom and wealthy incomers from Glasgow and Edinburgh purchased substantial villas in the town, many of which are still in existence today.
  • There is a wide range of shops and professional services available including various convenience stores, a Post Office, bank, library, churches, health care facilities and numerous independent shops, hotels, restaurants and bistros. Nursery, primary and secondary education are all available on a single modern campus, together with nearby sporting facilities such as tennis courts, bowling green, golf course, boating lake and a rugby club.
  • Dumfries is approximately 21 miles to the south of Moffat and offers a broader selection of facilities, including supermarkets, hospital and a university campus. Further south, Carlisle is approximately 41 miles from Moffat, providing services to be expected of a city; it is also home to the independent day school, Austin Friars.
  • The M74 (the main route between Scotland and England) is only 1 ½ miles from Moffat, providing a connection north to Glasgow and south into England via the M6. The nearest train stations are located at Dumfries, Lockerbie and Carlisle. Moffat provides excellent bus routes to Scotland's major cities with Edinburgh being about 58 miles to the northeast whilst Glasgow is about 54 miles to the north.
  • For outdoor enthusiasts there is an extensive range of hiking opportunities including the fifth highest waterfall in Britain, the Grey Mares Tail. In addition, the distinctive landscape hollow known as the Devil's Beef Tub, is located in the surrounding landscape of Moffat and accessible on foot via the Annandale Way. There are excellent opportunities for country sports in the area, Dumfriesshire being renowned for some of the finest game shooting in Scotland. Fishing is also available locally.

Additional information

  • Viewing - Strictly by appointment with Savills. Given the potential hazards of a working farm, we request you take care when viewing the property, especially around the farmyard.
  • Entry and Possession - Vacant possession will be given on entry which will be by arrangement.
  • Basic Payment Entitlement Scheme (BPSE) - The Basic Payment Scheme entitlements are included in the sale. There are 74.11 units of Region 1 and 1.42 units of Region 2 entitlements.
  • Less Favoured Areas Support Scheme (LFASS) - Old Newton lies wholly within a Less Favoured Area.
  • Cross Compliance - The payments due under the scheme in relation to the years up to and including the current farming year will be retained by the sellers. The purchaser will be required to ensure that all cross compliance requirements and standards are maintained on the farm during the year to 31 December 2023.
  • Ingoing Valuation - The purchaser shall, in addition to the purchase price, be obliged to take over and pay for at a valuation to be agreed between two valuers, one acting for each party, or an arbiter appointed by the valuers, or failing agreement as to the appointment by the President, for the time being, of the Royal Institution of Chartered Surveyors (Scottish branch), the following: 1. All hay, straw, fodder, roots, silage and farmyard manure and other produce at market value. 2. All 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. 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 Savills 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 5% over Bank of Scotland borrowing rate.
  • Fixtures & Fittings - With the exception of the light fitting in the living room, all curtain rails and light fittings are included in the sale.
  • Servitude Rights, Burdens, Wayleaves and Statutory Public and Other Access Rights - The property is sold subject to and with the benefit of all existing servitude and wayleave rights, including rights of access and rights of way, whether public or private. The property is also sold subject to the rights of public access under the Land Reform (Scotland) Act 2003. The purchaser(s) will be held to have satisfied themselves as to the nature of all such servitude rights and others following their solicitors' examination of the title deeds. 1. The access road to Old Newton is owned but subject to third party users, with maintenance on a user basis. 2. The private water supply is shared with third party users with maintenance on a user basis. 3. There are two scheduled monuments at Old Newton, Frizzles Linn and White Hill - both are visible on the sale plan (fields 1 and 36, labelled "settlement").
  • Services, Occupancy, Council Tax & Energy Performance Rating - Council Tax Band F and EPC Rating C.
  • Sporting Rights - The sporting rights are in hand.
  • Timber - All standing and fallen timber is included in the sale.
  • Mineral Rights - Insofar as they are owned, these are included in the sale.
  • Exclusions - There are two lodges and a shipping container which are specifically excluded from the sale.
  • Holdover - The seller requires holdover in the shipping container for 12 months post completion.
  • Directions: Directions - From the A74(M), exit at Junction 15 and follow the A701 towards Moffat. At the roundabout take the first exit onto the A701. Then continue straight through Moffat until you reach a roundabout and take the second exit onto Beechgrove. Continue onto the Old Edinburgh Road and Old Newton is approximately 3 miles along this road on the right hand side. The postcode for satellite navigation purposes is DG10 9LT. what3words - lighter.massaging.blubber
  • EPC Rating: C