Land and Cottage at Morenish, Loch Tay, Perthshire, Scotland

Circa 300 acres of waterfront land and cottage at Morenish, by Loch Tay, Scotland

A very rare opportunity to acquire over 1/2 a mile of prime south facing waterfront with direct access to the magnificent 17 mile long waters of Loch Tay in beautiful Highland Perthshire.

An extremely rare opportunity to acquire a large land holding including Tay Cottage, Loch frontage for fishing and boating in a wonderful position with uninterrupted panoramic view across Loch Tay. The cottage, land suitable for grazing, native woodlands and wildlife habitat could make an ideal ‘pocket’ Estate.

• Loch Tay frontage with private beach in area of natural beauty
• 3 bedroom cottage with garden
• Lapsed planning consent for a visitor centre and farm shop
• Grass paddock with development potential

Closest postcode: FK21 8TL

Freehold For Sale as a Whole or in Six Lots
Offers Over £2,490,000

Location:
The Land at Morenish sits on the north side of Loch Tay possessing wonderful southerly views over the surrounding countryside and Loch Tay itself. Ben Lawers, one of Scotland’s highest Munros, rises to the north and forms part of the National Trust Nature Reserve on account of its rare plants and wildlife. The Ben Lawers National Nature Reserve encompasses over 10,000 acres of land and includes the southern and/or eastern slopes of the Ben Lawers and Tarmachan ranges. The Reserve is managed for both conservation and public access and has rich arctic-alpine flora, as well as seven Munros in all. In addition to the summits, there are many other walking opportunities, as well as a wide range
of wildlife, including red deer.

The pretty lochside village of Kenmore lies about ten miles to the east and neighbours Taymouth Castle, which is undergoing significant redevelopment by Discovery Land (www.discoverylandco.com). Substantial investment is flowing into both Taymouth Castle itself and the surrounding areas, as Discovery Land Co fulfil their vision of developing Taymouth Castle into one of their private residential and club communities and resorts of international renown. Both Kenmore and the village of Killin, at the western end of Loch Tay, have local facilities and a selection of independent shops, hotels and cafes. Aberfeldy (about 16 miles) is the principal local centre offering a range of essential services, including a medical centre, primary and secondary education. Increasingly, Aberfeldy is becoming known for its attractive range of independent shops, galleries and restaurants, as well as the Birks Cinema and a variety of community facilities. In addition, there are also golf courses at Aberfeldy, Strathtay, as wellas Killin. Pitlochry (about 32 miles) is home to the Festival Theatre and has a railway station with services north to Inverness and south to Edinburgh and London.

The county town of Perth can be accessed via the A9, with Stirling and the central belt of Scotland also accessible via Lochearnhead and the A85. Loch Tay is one of Scotland’s largest and most revered lochs, attracting visitors from far and wide who come to enjoy the scenery, outdoor recreational opportunities as well as fishing, sailing, canoeing, paddle boarding and swimming. Beyond Ben Lawers there are numerous other Munros within easy reach, along with many other walking, cycling and outdoor opportunities. At its heart, the surrounding area remains an agricultural district and there are many agricultural suppliers and contractors serving the local farming community. There is also one of Scotland’s largest livestock markets at Stirling.

Lot 1 – Loch Tay Shore

Area: 29.22 Hectares / 79.20 Acres
Guide Price: Offers Over £750,000

This exceptionally attractive lot consists of approximately 19 hectares of grazing land and 10 hectares of stunning semi-ancient native woodland. The lot features 1,100m of shoreline along Loch Tay, complete with secluded beaches ideal for launching a boat and enjoying riparian fishing rights. Unusually, the peninsula is surrounded by deep water.

Loch Tay is a natural freshwater loch, extending 15 miles and ranking among the deepest in Scotland. It is home to a variety of fish species, including brown trout, northern pike, arctic char, European perch, and occasional spawning salmon from the River Tay. The loch also offers excellent opportunities for kayaking, sailing, stand-up paddleboarding, and wild swimming. Rich
in history, Loch Tay has eighteen ancient crannogs dating back from 2,500 years ago.
Ruins of a former croft lie in the middle of the Lot as shown on the map below. The Lot has good, fertile soils and the grassland is perfectly suited for grazing livestock or horses. This idyllic,
secluded location presents numerous opportunities.

The Morenish Meadow SSSI one of the largest and finest areas of species-rich lowland neutral grassland in Perth and Kinross. The flora and fauna are of international importance.
Access is taken directly from the A827 on to a 4×4 track. A servitude right of vehicular access will be granted in favour of each lot, together with a right to construct, improve and maintain the access track.

Lot 2 – Field with Historic Planning for Farm Shop

Area: 4.46 Hectares / 11.02 Acres
Guide Price: Offers Over £150,000

Lot 2 is a substantial grass paddock that has previously been granted planning permission for a farm shop. The planning permission has now lapsed, but it is likely a purchaser could reapply for it.

The land has road frontage and is classified as 4.2 for agriculture. A year-round spring flows through the Lot, offering the potential to create a pond. The lot has views over the surrounding scenery beyond the loch.

Access is taken directly from the A827 on to a 4×4 track. A servitude right of vehicular access will be granted in favour of Lot 1, Lot 3 and the commercial conifer forest to the east. Together with a right to construct, improve and maintain the access track.

Lot 3 – Tay Cottage & Ground

Area: 1.82 Hectares / 4.50 Acres
Guide Price: Offers Over £300,000

Occupying an elevated position overlooking Loch Tay, Tay cottage is a charming 3-bedroom cottage with excellent potential. There are two fireplaces in the lower ground. The cottage was previously modernised but is now in need of repair to restore it to its former glory. With the right vision, it could make a lovely holiday home/rental. Internal photos are available from the Selling agent, viewing internally is not permitted. Internal photos are available from the Selling Agent.

The cottage comprises:
Ground Floor: Front porch, storage cupboard, kitchen, living room, dining room, bedroom and
bathroom.
First Floor: Two double bedrooms with access to loft storage space and a bathroom.
Supplies: LPG gas, private water supply, mains electricity, fibre optic internet cable and septic
tank for waste.

The garden and wildlife friendly grounds extend to circa 1.80 hectares (4.45 acres) including a wooden shed and separate garden office attached to the cottage. Tay cottage is enclosed by mature hedges and shrubbery creating seclusion. A freshwater spring runs through the property.

This lot benefits from stunning views and there is scope to extend the cottage, subject to planning. A disused static caravan, 4×4 car and two empty storage containers included, sold as seen.

Access is taken directly from the A827 into a private driveway.

Lot 4 – Arable Field

Area: 6.51 Hectares / 16.09 Acres
Guide Price: Offers Over £200,000

Lot 4 consists of an attractive parcel of land, currently let seasonally for grazing cattle. The land is classified as 4.2 for agriculture and is encompassed by a stone dyke and some wire fencing. The land benefits from extensive road frontage and a stock proof gate.

The Lot has excellent views down the loch and offers potential for developing glamping pods or chalets, subject to planning permissions.

Access is taken directly from the A827. There is a right of access across Lot 4 in favour of the land beneath Morenish Cottage. Further details are available from the Selling Agent.

Lot 5 – Morenish Hill & Visitor Centre

Area: 63.34 Hectares / 156.51 Acres
Guide Price: Offers Over £950,000

An attractive area of open hill which is suitable for livestock grazing, tree planting or rewilding. The owner has previously applied for planning permission to build an environmental visitor center to focus on the local environment both ecological and human, historical and contemporary, as part of a growing network of key attractions around loch Tay. Further details can be obtained from the Selling Agent.

The land rises from 180m to 390m above sea level. An old hill road was improved some years ago and leads to a plateau that shows off some splendid views across the Tay Valley. There are various 4×4 tracks run up the hill and a few mature specimen trees across the land.
There are old disused crofts with several small springs running downhill. Many of which, subject to planning, could be reinstated.

Lot 6 – Tomocrocher Woodland

Area: 14.07 Hectares / 34.77 Acres
Guide Price: Offers Over £140,000

A compact and desirable mixed woodland, full of character is enclosed by a deer fence. These attractive woodlands hold an abundance of wildlife with resident deer in place. The property has been virtually untouched for many years allowing a charming, mature woodland to develop. There are small burns running down through the woodland which supports a wide range of natural flora and fauna.

Noteworthy is the substantial old croft located on the eastern boundary, along with other ruins scattered throughout the woodland.

The woodlands are perfect for those with a passion for wildlife and woodland conservation. They lend themselves to a variety of different purposes in addition to the existing ecological use, including a forest school or a site for eco-lodges or huts/pods, subject to adhering to the
requisite statutory guidance and relevant building regulations.

Access is taken directly off the A827 which bounds the property to the south.

Wayleaves & Third-Party Rights:
The lots will be sold with the benefit of, and subject to, all existing rights and burdens within the Titles. Various overhead powerlines and cables cross some of the lots.

Forest Grants:
There are currently no forest grants affecting any of the Lots.
For further information on current grants available, please visit the following websites:
https://forestry.gov.scot
https://www.ruralpayments.org/publicsite/futures

Development Potential & Clawback Agreement:
There may be various change of use & development opportunities. Interested parties must satisfy themselves with regarding to planning potential and utilities/service connections. The Seller will require any successful purchaser to enter into a clawback agreement on terms reasonably required by the Seller for a period of 25 years from the date of completion of the sale which will inter alia oblige the purchaser to pay to the Seller a sum equivalent to 25% of any uplift in the open market value of the purchased land resulting from a change of use of the purchased subjects (or any part thereof) within the stated period. The obligations contained in the clawback agreement will be secured by a standard security granted by the purchaser to the Seller over the purchased land, which will be postponed only in favour of a standard security granted by the purchaser in favour of a bona fide lender providing funding for the purchase of the purchased land.

Viewing:
Viewing is possible at any time during daylight hours so long as potential purchasers are in possession of a set of these sale particulars and subject to contacting the Selling Agents
in advance. For your own personal safety please be aware of potential hazards within the forest when viewing.

Please note: This property is being offered directly for sale by the vendor's appointed agent, Goldcrest Land & Forestry Group of Edinburgh, and all information and photographs have been provided by this agent. As such, Waterside Properties have not inspected the property, and are therefore not able to verify the correctness of any of the statements of fact contained herewith. Waterside Properties are not acting in an estate agency capacity for the vendor.

For further information or to arrange a viewing, please contact Goldcrest Land & Forestry Group directly on 0131 3786122,  or email office@goldcrestlfg.com