An attractive smallholding with a substantial period farmhouse in the beautiful Liddesdale Valley.

Description

Until recently, Abbotshaw House was part of the Flatt Farm, which was purchased in September 2022 by an investor for tree planting. The substantial farmhouse was previously run as a bed and breakfast business. In addition to the residential properties, there is an extensive range of farm buildings as well as stables and an outdoor arena. The Liddel Water runs along the western boundary and ownership extends to the medium filum (middle point) of the river with rights to fish for brown trout.

There are excellent prospects for creating a secluded rural smallholding or equestrian property as well as business potential to continue or develop income streams from tourism. The previous owners had developed a successful glamping business, although it should be noted that these pods do not form part of the sale and will be removed shortly.

Abbotshaw House benefits from being in a secluded location with a south westerly aspect over the surrounding countryside. The property benefits from well-proportioned rooms with many period features and extends to 5 bedrooms and 3 reception rooms. The layout lends itself to bed and breakfast accommodation with guest and private quarters easily separated allowing relative privacy to both.

Externally the land extends to about 29.99 acres (12.14 hectares) and includes a range of useful traditional and modern farm buildings including equestrian facilities. The riverside fields provide access to the edge of the Liddel Water.

The well maintained tarmac driveway accesses the property from the north east, with the final approach being a charming tree lined avenue leading to a gravelled parking area at the front of property. There is also generous additional parking to the rear of the house.

The stone built property is presented over 3 floors as shown on the accompanying floorplans. Leading from the front door there is an entrance vestibule which opens into the main hallway from which the ground floor accommodation is accessible. There is a drawing room (with bay window and open fireplace) and formal dining room (with open fireplace) as well as a WC and cellar off this main hall. A doorway links to the back section of the house where there is an office, family room (with wood burning stove), dining kitchen (with oil fired Aga and adjoining electric module), utility room and boot room. The kitchen has tiled floors, fitted kitchen units (with slate worktops) and a mantle shelf over the Aga. Additionally, there is an integrated dishwasher, double Belfast sink and a small pantry.

From the main hall there is a stylish staircase leading to the first floor accommodation, and also a back staircase which leads to a private en-suite bedroom (ideal for the owners accommodation if the bed and breakfast enterprise continues).

From the first floor landing there are 2 full height double bedrooms with large en-suite bathrooms and a laundry room. The master suite also has a dressing room. A further staircase leads to the second floor where there are 2 attic bedrooms and a shared bathroom with a 3 piece suite and shower. All four of these bedrooms enjoy a picturesque view over the front fields and across the valley.

The house is surrounded by attractive grounds. The drive to the property is lined with mature broadleaf trees, with lawns and a gravel driveway. There is a BBQ hut located in the garden which belongs to the previous owner but may be available to purchase by separate negotiation.

A track from the house leads down to the banks of the Liddel Water and the riverside paddocks.

Farm Buildings and Equestrian Facilities - Located to the south and east of the farmhouse are a range of traditional and modern outbuildings useful for keeping livestock, storage and stabling etc.

The modern buildings consist of 2 large steel portal framed livestock buildings and a dutch barn. The traditional stone buildings include a stable block, former granary and additional barns used for storage. There is also a riding arena (55m x 25m) on the southern edge of the steading.

Location

SITUATION - Abbotshaw House is situated within the Liddesdale valley, a scenic part of the Scottish Borders just 3 miles south of the village of Newcastleton and 15 miles east of the town of Langholm.

This glorious corner of the country is one of Scotland’s genuinely rural areas, with a small population, no major conurbations and a landscape characterised by undulating valleys interspersed with woodland, against a backdrop of heather hills. Accessibility is however, excellent. The A7 is only 9 miles to the south west with the M6 motorway 21 miles away, providing a fast link into the heart of England. Carlisle railway station (23 miles) is on the west coast main line, with journey times to London taking less than 4 hours.

The town of Langholm lies at the foot of the Ewes valley, 15 miles from the property and is considered the first of the Borders towns despite actually being in Dumfriesshire. It offers a good range of local facilities, as well as both primary and secondary schools. Further afield, Carlisle has a wide range of professional services and shopping facilities, as does Hawick (23 miles) to the north. Private schooling is available near Carlisle at Austin Friars School and the preparatory school of St Mary’s is located in Melrose (43 miles), and there are also many private schools in and around Edinburgh (78 miles).

Riding has always been a focal point for the local community, with the Buccleuch and Liddesdale Hunts nearby as well as the tradition of Borders common ridings. The Langholm common riding is in July and celebrates the town’s history and tradition. The rideouts involve hundreds of participants riding out of the town and along its borders to commemorate the practice from 13th and 15th centuries when there were frequent raids.

The wider area offers a wealth of outdoor activities. The Border Esk and the Tweed rivers are both within easily commutable distance, and the Teviot, Annan and Nith also offer excellent fishing in close proximity. There are many golf courses in the area, including a picturesque nine hole course at Langholm, and a championship course at the Roxburghe near Kelso (41 miles). Many local estates let out driven pheasant, partridge and grouse shooting of the highest quality.

Newcastleton Forest is nearby and home to one of the renowned '7 Stanes' mountain biking centres which span the south of Scotland. The forest itself stretches to the English border where it meets the Kielder Forest and Reservoir, making it part of the largest forest in Britain. The Lake District National Park is also within easy reach offering wonderful routes for both walkers and cyclists.




Acreage: 29.99 Acres

Directions

From the A7 enter Canonbie and take the B6357 crossing the River Esk. Stay on the B6357 for 7 miles, then turn right heading towards Kershopefoot. Continue on the Kershopefoot road crossing the river and through the village, all the way to the top of the hill, and take a left signposted to Newcastleton. Continue along this road for 1.5 miles, turn left where there is a signpost for Abbotshaw B&B. The postcode is TD9 0TL. what3words ///ants.fats.waged.