Invercassley HouseROSEHALL • LAIRG • HIGHLAND

Invercassley House

ROSEHALL • LAIRG • HIGHLAND

A delightful eighteenth century house in exceptional order overlooking the Rivers

Cassley and Oykel

Lot 1:Ground floor: Drawing room • Dining/Billiard room

Study • Conservatory • Kitchen • Larder

Boot room • Bathroom

First floor: Master bedroom with en-suite bathroom

4 further bedrooms • 2 further bathrooms

Garden • Orchard • Outbuildings extending

to approximately 2.89 acres

Lot 2:3 weeks’ fishing per annum on the River Oykel, available

on the market for the first time in 15 years

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice

on the last page of the text.

SituationInvercassley House provides a rare opportunity for those wanting a

comfortable, medium-sized house from which to enjoy this part of

the Highlands. There are three weeks’ fishing on the famous River

Oykel, available as part of the sale and offered as a separate lot;

additional fishing can be taken on the Rivers Cassley and Carron.

Invercassley is also well placed for taking stalking and walked-up

grouse shooting on the numerous deer forests and hills in north

Ross-shire and Sutherland.

There are first-class golf courses in Sutherland ranging from The

Royal Dornoch to Bonar Bridge, an 18 hole course situated 13

miles from the house. The property is just over an hour’s drive

from Inverness which provides all the facilities of a major, regional

city regarded as the capital of the Highlands. These include a

modern shopping centre, hotels, restaurants, theatre, hospital,

cathedral and a main line railway station. Inverness Airport

provides a variety of services to destinations both domestic and

abroad. Flights include FlyBe and Easyjet to London Gatwick,

London Luton, Manchester and Bristol. Rosehall is home to the

Achness Hotel and the Oykel Bridge Hotel is situated nearby.

Bonar Bridge has local shops, a post office and a bank and the

heritage towns of Tain and Dornoch offer further facilities. There

are rail services at Invershin, 7 miles away, to Thurso, Wick and

Inverness. Both East and West coastlines, with their magnificent

beaches, are within easy reach.

DirectionsTake the A9 north from Inverness to Bonar Bridge and then the

A836, turning left immediately after crossing the bridge at Bonar

Bridge. This road is followed up the Kyle of Sutherland until

Invershin where you turn left onto the A837 over the River Shin. On

reaching Rosehall, Invercassley House drive is the second turning

on the left after crossing the road bridge over the River Cassley.

The postcode is IV27 4BD.

Lot 1: Invercassley House

DescriptionInvercassley House is well positioned, standing back from the

public road in a wooded garden of approximately 2.89 acres. The

house is of stone construction with a painted, harled render under

a slate roof. It is understood that the house, which dates from

the late eighteenth century, originally consisted of two or three

separate properties. It was extensively renovated about 25 years

ago and has since been completely refurbished and decorated.

The house now offers extremely comfortable accommodation.

The house is approached from the highway over a cattle grid and

through a pair of stone gate piers on to a gravel drive.

The front door opens into a handsome entrance hall, from which

the drawing room, dining/billiard room, kitchen, cloakroom and

staircase are reached. The drawing room is a charming room,

some 27 feet long and 14 feet wide. This room contains a fine

working fireplace, made of Caithness stone, and is ideal for family

living or for entertaining purposes. Wonderful, southerly views add

to the room’s appeal. A glazed door from the drawing room leads

into a spacious conservatory, which in turn opens out onto the

lawn. The dining room is large enough to accommodate a table

capable of seating 14 people; it is also presently used as a billiard

room. Beyond the dining room is an attractive study or snug with

an original working fireplace. The kitchen is well appointed with

a four-door Aga, practical cupboards and dresser and a separate

larder. The kitchen leads directly to the large utility room, which

houses the boiler and acts as a laundry, drying and boot room.

There are five bedrooms, all with south or west facing views, and

three bathrooms.

OutbuildingsThere is a dedicated rod room to the rear of the property, where

garden equipment can also be stored. Behind the rod room there

is kennelling for two dogs. A separate storage shed houses the oil

tank as well as logs and coal for the open fires within the house.

Beyond this, to the rear of the orchard, is a large old stone barn

which has the potential to be converted into further

accommodation. Plans for the development of the barn and

outbuildings are available upon request.

Gardens and GroundsThe garden is laid out mainly to lawn and a small orchard has

been created to the rear. The garden is sheltered by a number of

mature hardwoods, primarily beech, oak and ash. There is great

potential to create a water garden from the stream that runs below

the house.

Services The property is serviced by mains electricity and drainage. There

is an oil fired heating system.

Council TaxThe property is in Council Tax band G.

Lot 2: River Oykel Fishing RightsThe fishings comprise a pro-indiviso share in the Lower Oykel fishings

held through the Tuiteam Company Ltd, entitling the shareholder to

fish three beat weeks annually on the Lower River Oykel.

DescriptionThe Lower Oykel Fishings extend from the Oykel Falls above Oykel

Bridge and the Einig Falls on the River Einig tributary to the tail of

the Inveroykel Pool at the head of the Kyle of Sutherland.

The fishings are seven miles in length including 64 named pools and

runs fished in four beats, with each beat having a three rod limit.

The beats have a daily rotation changing at 6pm and moving down

one beat each day. The statutory season runs from 11th January to

30th September.

The subjects include the rights of salmon and sea trout angling by

rod and line together with the solum of the river and both river banks

in varying widths, other than the Inveroykel Pool where only the left

bank is owned. The A837 public road runs the whole length of the

fishings, with vehicular access by private gravel tracks to each beat

and footbridges providing access to both banks.

In October 2012 the Lower Oykel Proprietors concluded the

purchase of the fishing rights on the Kyle of Sutherland downstream

to the confluence with the River Carron, together with 169.38

hectares of grazing land adjacent to the river at Tournaig and the

solum of the Tuiteam Burn. Substantial salmon netting rights within

the Kyle of Sutherland at Bonar Bridge and in the Dornoch Firth

have also been acquired by the Kyle of Sutherland District Salmon

Fishery Board as a conservation measure. These acquisitions will

further protect salmon returning to the Oykel system and might be

expected to increase annual catches on the Lower Oykel in future

years.

Ownership and ManagementThe Lower Oykel fishings are owned in five pro-indiviso shares

and are managed as a whole. Each one-fifth share, which may

be sub-divided into no more than two one-tenth shares, carries a

single vote in the administration of the Lower Oykel fishings and is a

signatory to an Agreement registered 26th February 2003 between

the Proprietors of the Lower Oykel Fishings and the Trustees of the

Oykel Trust setting out the Conditions, Regulations and Rules under

which the Lower Oykel fishings are managed and exercised. Each

one-fifth share of the Lower Oykel fishings is entitled to fish four

three-rod beats in every five week period, providing no less than

twenty-four weeks fishing each season.

The seller’s interest in the Lower Oykel Fishings comprises a

shareholding in the Tuiteam Company Limited. The Company holds

a seventy five per cent interest in a one-fifth pro-indiviso share. The

Tuiteam Company comprises six ‘A’ shares and twelve ‘B’ shares.

The seller’s interest extends to a holding in the Company of three ‘B’

shares, equating to a one-eighth interest in a one-fifth pro-indiviso

share and providing the right to fish not less than three beat weeks

annually.

Fishing Records

Year Catch Record

2010 1254

2011 893

2012 1037

2013 821

2014 448

5 year average 890

In addition some sea trout are caught.

MaintenanceUnder the supervision of the Fishery Manager, the river has been

subject to an ongoing and annual programme of bank maintenance

and pool improvement. The works have been carried out having

regard to the amenity of the river environment using traditional

techniques and natural materials to the extent that both the river

and its infrastructure are well maintained throughout.

LettingThe Lower Oykel fishings are let weekly by the beat with rents

varying with the time of year. In the 2014 season rents ranged from

£980 per beat week in February to £3,990 per beat week in late

June early July. The total annual rental received for a one-fifth share

in 2014 was £78,024.

STUDY13'10 x 13'64.2m x 4.1m

DINING ROOM20'7 x 13'2

6.3m x 4.0m

DRAWING ROOM27'1 x 13'9

8.3m x 4.2m

BATHROOM10' x 7'7

3.1m x 2.3m

KITCHEN17'2 x 13'115.2m x 4.2m

MASTER BEDROOM24'4 x 13'117.4m x 4.2m

BATHROOM10'1 x 8'8

3.1m x 2.7m

BATHROOM9'2 x 6'8

2.8m x 2.0m

BEDROOM13'7 x 9'5

4.1m x 2.9mBEDROOM13'8 x 13'7

4.2m x 4.1m

CUPBOARD

BOOT ROOM16'8 x 11'9

5.1m x 3.6m

LARDER

20'9 x 9'46.3m x 2.8m

CP’D

VESTIBULE

BEDROOM9'9 x 9'3

3.0m x 2.8m

BATHROOM9'0 x 5'5

2.9m x 1.6m

BEDROOM13'9 x 11'1

4.2m x 3.4m

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Viewing by appointment only. Particulars dated March 2015. Photographs dated March 2015. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.

Ground Floor

Approximate Gross Internal Floor Area

2813 sq.ft. (261.3 sq.m.)

This plan is for guidance only and must not be relied upon as a

statement of fact. Attention is drawn to the Important Notice on

the last page of the text of the Particulars

Energy Efficiency Rating

First Floor

Invercassley

age

Issues

16.2m

GridCattle

Invercassley House

A 83

7

Ordnance Survey © Crown Copyright 2015. All rights reserved. Licence number 100022432. Plotted Scale - 1:1250

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES763454). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

ViewingStrictly by appointment through Knight Frank on 0131 222 9600

or Bell Ingram on 01863 766 683.

bellingram.co.uk

01863 766 683Estate Office, Bonar Bridge Sutherland IV24 3EAbonarbridge@bellingram.co.ukKnightFrank.co.uk

0131 222 960080 Queen StreetEdinburgh, EH2 4NFedinburgh@knightfrank.com