Lot 1 - Cromlix Lodge & Home FarmDunblane, Stirlingshire, FK15 9JT

LOT 1 CROMLIX LODGE AND HOME FARM (approx. 531 acres/215 hectares)

Cromlix Lodge, a Victorian estate lodge dating back to the 1880s, is surrounded by stunning gardens, sheltered by woodland on three sides. To the south the vistas unfold across the rolling pastures of Cromlix Estate, to woodlands beyond and towards the distant Gargunnock Hills. The lodge is accessed via a private tar and stone road which winds through the estate before arriving at the lodge.

The gardens feature expansive, well-kept lawns, trees, hedgerows, raised beds, and an array of plants and shrubs. The lawn and patio by the Lodge Loch, which is a haven for wildlife, is a tranquil spot for outdoor dining and relaxation. Completing the garden is a tennis court, a boathouse and a sun- house.

Internally the house offers comfortable, well-presented accommodation across two storeys. There are four reception rooms, six bedrooms and three bathrooms as detailed on the associated floor plans. On the ground floor a porch leads to the entrance hall off which a cloakroom is immediately accessed. The original reception rooms, the drawing room and formal dining room, flank the main hall, each benefiting from dual aspects and working fires. Passing a large boot room and store you reach the snug which adjoins a large dining kitchen, featuring an oil-fired AGA and pantry. The snug leads to the rear hall where the boiler room and a WC are located. The ground floor culminates in the garden room, an expansive open-plan space spanning the width of the house added in 2016, complete with underfloor heating, a wood-burning stove, and captivating garden views.

Ascending the staircase in the main hall, the first landing leads to four double bedrooms and three bathrooms (one accessible via a separate staircase and linking to the principal bedroom). Continuing upward you reach the principal bedroom, the sixth bedroom and a dressing room.

The lodge combines traditional stone construction with a modern flat roof extension, designed for future expansion of a second storey. Plumbing infrastructure has been installed to allow for potential geothermal heating sourced from the Lodge loch.

The Residential Portfolio
There are four dwellings located on the estate. Laundry Cottages No. 1 and 2 are located a short distance from the lodge. The remaining two dwellings, Poultry Cottage and Home Farm Cottage are located at Cromlix Home Farm.

Laundry Cottages
These two-storey dwellings were once the laundry for Cromlix House (now Cromlix Hotel). Laundry Cottage No. 1 features a kitchen, sitting room, shower room and a bedroom. Laundry Cottage No. 2 is larger, incorporating a kitchen, sitting room, utility, bathroom, shower room and three bedrooms. A shared and well-maintained garden is located in front, and nearby there is an outdoor horse-riding arena with a sand surface. Additionally, a concrete hard standing could accommodate stables, subject to necessary planning consents. Alongside the cottages is a small range of traditional buildings used for general storage. These buildings, along with part of the terrace used as a workshop/store, hold potential for conversion into additional residential dwellings or stabling, pending planning approvals.

Poultry Cottage and Home Farm Cottage
A branch from the main estate drive leads to Cromlix Home Farm. Poultry Cottage is located to the east of the track and comprises a traditional two storey house constructed of stone under a slate roof featuring dormer windows and a small single storey porch. The accommodation includes a dining kitchen, utility, sitting room, office, bathroom and three bedrooms. It has a private garden located to the front and the rear.

Beside Cromlix Home Farm Steading, Home Farm Cottage enjoys an elevated position. Constructed of stone under a pitched slate roof, featuring dormer windows, it has been enhanced with a single storey lean-to extension to the north. The accommodation comprises a dining kitchen, utility, office, sitting room, two bedrooms and a bathroom. An enclosed garden laid to lawn is located to the front of the house. Next to the cottage is a traditional building housing the farm office and stabling including four loose boxes.

Farm Buildings
The buildings at Cromlix Home Farm include an ATCOST concrete frame shed with an adjoining lean-to, corrugated cladding and roofing, which is used to house livestock. Cattle handling facilities are incorporated and feed-bins are conveniently located to the west of the shed. In addition, there are a number of outbuildings used for general purpose storage and an area of hard standing used for storing bales.

Land and Forestry
The land within Lot 1 includes a mixture of permanent pasture, rough grazings, woodland blocks and shelter belts and four lochs. The grazings are let under a seasonal licence which also extends into Lot 2 and 3. There is opportunity to continue farming whilst establishing woodland on the agricultural land and around the lochs for timber production, biodiversity and to enhance the landscape.

The land is easily accessed via the estate drive which extends to forestry located to the north of Cromlix Estate (outwith the vendors' ownership). The road is well maintained and has been recently upgraded in part. There is another road which loops around Cromlix Home Farm and another which runs from the drive to the very south of the estate allowing for easy access to the land and properties, and extraction of future forestry. Moreover, good tracks lead to each of Cullings, Jack Shand Loch and Keepers Loch.

Sporting
Further to the small shoot, which is run across the whole of Cromlix Estate, Lot 1 features four charming lochs. Notably, Cullings Loch and Keepers Loch are fished and stocked with diverse trout species - natural brown, blue, rainbow and tiger trout. They are fished by a small fishing syndicate and Cromlix Hotel guests, while the estate retains fishing privileges. These lochs also offer fantastic opportunities for duck flighting.