Barvas EstateIsle of Lewis, Scotland

BARVAS ESTATEISLE OF LEWIS, SCOTLAND

Stornoway 12 miles, Edinburgh/Glasgow Airport 1 hour, London airports 4 hours

‘The all-round sporting dream’Barvas Lodge & Bothy (8 bedrooms)

Barvas Cottage (3 bedrooms)

Keeper’s Cottage (3 bedrooms)

Spectacular fishings over three complete river systems:

Barvas River and Loch Barvas

Arnol River

Loch Urrahag

Sporting lease over approximately 34,200 acres including:

Walked up grouse

Red deer stalking

Walked up and driven snipe and woodcock shooting

Wild fowling

About 12.72 acres (5.15 hectares) in totalexcluding the beds of the Rivers and Lochs

For sale as a whole

SavillsWemyss House8 Wemyss PlaceEdinburgh EH3 6DH0131 247 3720edinburghrural@savills.comwww.savills.co.uk

SITUATION

The Isle of Lewis is a land of dramatic and varied landscapes,spectacular beaches and soaring cliffs, rich with flora and fauna,wildlife and birdlife. It is one of the last truly natural and unspoiltplaces left in Britain. Lewis is the northern part of Lewis andHarris, the largest island of the Western Isles (Outer Hebrides).The total area of Lewis is 683 square miles and has about 18,400permanent residents. Tourism, sheep farming and crofting arethe mainstays of the local economy.

Lewis offers excellent opportunities for sporting activities such aswalking, sailing, surfing, bird watching, cycling and golf on the 18hole Stornoway golf course in the grounds of Lews Castle. It alsoenjoys a rich cultural heritage which is celebrated in the form of athree day Hebridean Celtic Festival every July.

The long summer days and the warm current of the Gulf Streamensure Lewis’ seawaters are a rich feeding ground for fish. Thereis plenty to be caught by anglers of all abilities, both justoff-shore and further afield, where mackerel, cod, pollock,coalfish and ling can be found. There are also lobsters, crabs,scallops and langoustines off the coast.

The west coast is famous for its exciting sailing. The village ofCarloway is located 12 miles south of the estate and is a popularanchorage for yachts due to its sheltered harbour and bay.Moorings may also be available subject to availability. Locatedabout three miles from the harbour is the uninhabited island ofLittle Berna: known for its white sandy beach and regarded bymany to be one of the most beautiful beaches in the British Isles.The bay at Bratanish Mor is also recognised as a good naturalanchorage and lies beneath the mysterious standing stones atCallanish (18 miles). This historical site is considered to be secondonly to Stonehenge in neolithic importance in the UK.

The island's principal town, Stornoway, has a good selection ofshops, supermarkets, schooling, professional services and leisurefacilities.

DESCRIPTION

Barvas Estate is something of a rarity as a sporting estate,offering exciting wild sport for nearly ten months of the year. Inspring there is wonderful salmon and trout fishing; in the autumnthe walked-up grouse, snipe and wildfowl provide exciting sportand there is the opportunity to venture to the hills for red deerstalking and woodcock shooting in the late autumn and wintermonths.

Barvas Estate comprises a comfortable eight bedroom traditionalsporting lodge and two further cottages together with the fishingrights over three complete river systems namely the Barvas Riverincluding Loch Barvas, the River Arnol and Loch Urrahag. Inaddition there is a 25 year lease in place for the shooting andstalking rights over approximately 34,200 acres, which wereformerly part of the Barvas Estate.

Barvas is a place to relish personal solitude but also the joy ofcreating childhood memories of family picnics, swimming orsailing on one of the many clear lochs or catching fish andbarbecuing on one of the stunning beaches.

BARVAS LODGE

Barvas Lodge is situated in a peaceful spot close to the shores ofLoch Barvas with views north west towards the Atlantic coast andto the south and east over surrounding moorland and dramatichills. The Barvas River flows just 150 metres from the end of thegarden; ideal for those keen to cast a quick line when time issparse.

The Lodge is approached via a short gravelled drive through agated entrance which leads to a large parking area in front of thehouse. Originally an inn, thought to date from the 18th or earlypart of the 19th century, the lodge is of rendered and paintedstone construction under a pitched slate roof withaccommodation over one and a half storeys. It is Category Clisted on account of its historical interest.

Internally the lodge offers comfortable accommodation for up to13 guests along with the practicalities needed to accommodatesporting parties and family holidays. It retains much of its originalcharacter and features such as tongue and groove panelled walls,timber sash and case windows and working open fires in mostrooms. The principal rooms can be broadly described as follows:

MEASUREMENTS

Front door / entrance porch

Hallway and staircase – 3.94m x 2.91m

Sitting room – 4.18m x 3.88m

Dining room – 4.84m x 3.29

Gun room with wood burning stove, drying pulleys and large

Belfast sink unit – 4.69m x 3.73m

Kitchen with floor and wall units. Oil fired Rayburn and electric

oven – 4.09m x 3.60m

Pantry with floor and wall units – 2.91m x 2.69m

Back porch – 2.04m x 1.67m

Bathroom – 2.47m x 2.36m

Bathroom – 2.48m x 1.58m

Shower room – 2.52m x 2.3m

Bedroom (7) – 3.5m x 3.1m

Bedroom (8) – 4.74m x 2.86m

First floor (main staircase off hallway)

Bedroom (1) – 4.11m x 4.03m

Bedroom (2) – 3.66m x 3.31m

Bedroom (3) – 3.85m x 1.70m (single)

Bedroom (4) – 3.72m x 3.42m

WC - Off the staircase

First floor (above kitchen and accessed by a small separatestaircase)

Bedroom (5) – 3.56m x 2.70m

Bedroom (6) – 3.0m x 2.81m

To the rear of the Lodge is a stone built bothy with an

adjoining garage (5.7m x 5.44m) and stores. The bothy

comprises two rooms (3.11m x 2.66m and 5.37m x 2.63m) and

offers basic overflow accommodation. There is also a small

traditional game larder adjacent to the back of the house.

BARVAS COTTAGE

Barvas Cottage is situated a short distance to the side of the Lodge and is of timber frameand block construction under a tiled roof. The single storey accommodation comprises anentrance porch, kitchen, sitting room, bathroom and three bedrooms. It is occupied by thehouse keeper.

KEEPER’S COTTAGE

Keeper’s Cottage is located about 0.3 miles west of the Lodge along the public road and is oftimber frame and block construction under a tiled roof. It is occupied by the game keeper and hiswife. The single storey accommodation comprises entrance porch, kitchen, sitting room, bathroomand three bedrooms. It sits within an enclosed garden with a good range of kennels and a garage.

FISHING

The sale of Barvas offers the rare opportunity to own the salmon and trout fishing rights over threeentire river systems, stretching from source to mouth, namely the the Barvas River, the Arnol Riverand Loch Urrahag. Each system includes numerous small tributaries and lochans before flowinginto the main body of the river or larger lochs. The fishing season opens on 11th February andcloses on 31st October with the main run of fish starting from late May onwards when theconditions are right, with fishing by fly only throughout the season.

The Barvas River has long been regarded as the most prolific of the three river systems with Augustand September offering the best sport. In the earlier months of the season fishing is generallyconfined to the loch which is most effectively fished from a boat. The river rises in Loch Scaravatand falls for about eight miles into Loch Barvas before flowing into the short sea pool at its mouth.The Loch extends to about 245 acres and is relatively shallow with some deeper pools. The 10 yearaverage is about 170 fish and the general policy has been to release larger cock fish and all henfish.

The Arnol River rises to the north of Barvas Hills and falls into the sea at Arnol after a run of abouteight miles. Historically it was regarded to be one of the most fruitful rivers on the Isle of Lewis buthas only been lightly fished in more recent times with the occasional salmon caught.

The Loch Urrahag system is mainly made up of a number of lochs connected by burns and smallertributaries. Whilst the salmon and trout fishing rights are owned over the these waters in practice itis only suitable for brown trout fishing as a gravel bank at the mouth of Loch Eirearaigh preventsany migratory fishing entering.

Rods are currently let on a daily basis with many of the summer weeks taken by the current ownersof the estate.

Exceptional brown trout fishing can be enjoyed on many of the smaller hill amongst the wild anddramatic scenery.

SPORTING LEASE

In addition to its fishings, the estate enjoys varied andchallenging sport over approximately 34,200 acres of land atBarvas. The estate sold the croft land on the estate to thecrofting community in 2016, retaining a sporting lease over theland which runs until 13th April 2041. The current rent is £3,000per annum. Further details are available from the selling agents.

Walked-up GrouseUnlike many moors on mainland UK, Barvas has recordedconsistent bags for a considerable number of years on account ofthe mild weather and the absence of many predators on theisland. Typically 15 – 20 walked-up days over pointers are shoteach season and bags usually vary between 5 to 10 brace.

Woodcock and Snipe Shooting Barvas has long had a reputation for offering some of the mostprolific and exciting snipe shooting in the UK with historical bagsof up to 100 birds in a day but in more recent times bags havebeen smaller. Most seasons between 5 to 7 days have been shotthroughout October and November and are often combined witha trip onto the moor in pursuit of a couple of brace of grouse.

Migrating woodcock arrive from Scandinavia from late autumnthrough the winter months, and offer testing sport amongstsheltered cover along the foot of the hills. There is also theopportunity for wildfowling as wild duck and geese are alsoseasonal visitors, which along with the resident population ofgreylags can provide good early morning or evening sport whenflying in to roost.

StalkingThe hill ground is an excellent habitat for red deer, and with theunspoiled varying terrain and breathtaking views it providesstimulating stalking country. While no deer have been culled inrecent years it is thought there is potential for 4 to 5 stags and 10to 11 hinds to be shot annually.

The old game books and fishing records going back severaldecades are kept at the Lodge and are available for inspection byinterested parties.

GENERAL REMARKS

ViewingStrictly by appointment with Savills.

DirectionsFrom Stornoway take the A857 northwards for 11 miles. Continuepast the community centre on the left hand side and after a shortdistance the Lodge can be seen at the junction.

Travelling InformationBy Air: Flybe (www.flybe.com) run daily services to Stornowayfrom Edinburgh, Inverness and Glasgow.

By Ferry: There are regular sailings from Ullapool to Stornoway orfrom Uig (Isle of Skye) to Harris and drive north. Both services areprovided by Caledonian Macbrayne (www.calmac.co.uk)

Car hire: Stornoway Car Hire (www.stornowaycarhire.co.uk)

Entry & PossessionBy arrangement

OffersOffers in Scottish Legal Form are to be submitted to the sellingagents. A closing date for offers may be fixed, and prospectivepurchasers are advised to register their interest with the sellingagents following inspection.

Energy Performance Certificates• Barvas Lodge – G• Barvas Cottage – E• Keeper's Cottage - ECopies of EPCs for all properties available on request.

Services• Mains electricity• Mains water• Private drainage• Oil fired central heating in each dwelling (partial in Lodge)• Broadband to Keeper's Cottage and Barvas Cottage

Council Tax• Barvas Lodge – D• Barvas Cottage – D• Keeper's Cottage – C

Fishery Board LevyThe current levy equates to an annual payment of £4,500.

Fixtures & FittingsAll fitted carpets, curtains, light fittings, furniture and white goodsin the Lodge are included in the sale.

EmployeesThe employment of staff on Barvas would fall to be transferred toa purchaser under the 2006 TUPE regulations:• Keeper/Ghillie• HousekeeperFurther details available from the selling agents.

Servitude Rights, Burdens, Wayleaves and Statutory Public andother Access RightsThe property is sold subject to and with the benefit of all existingservitude and wayleave rights, including rights of access andrights of way, whether public or private. The property is also soldsubject to the rights of public access under the Land Reform(Scotland) Act 2003. The purchaser(s) will be held to have satisfiedthemselves as to the nature of all such servitude rights and othersfollowing their solicitor's examination of the title deeds.

Mineral RightsIn so far as they are owned, the mineral rights are included in thesale.

Environmental and Architectural DesignationsThe Estate is subject to the following designations:• The Ness and Barvas Special Protection Area• The Lewis Peatlands Special Protection Area• Loch Tuamister Special Site of Scientific Interest• Lewis Peatlands Special Area of Conservation• Lewis Peatlands Ramsar site

SolicitorsR&R Urquhart, 117-121 High Street, Forres, IV36 1ABTel: 01309 672216

STIPULATIONS

Purchase PriceWithin 7 days of the conclusion of missives a non-returnabledeposit of 10% of the purchase price shall be paid. The balanceof the purchase price will fall due for payment at the date of entry(whether entry is taken or not) with interest accruing thereon atthe rate of 5% above Bank of Scotland base rate. Noconsignation shall be effectual in avoiding such interest.

DisputesShould any discrepancy arise as to the boundaries or any pointsarise on the Remarks, Stipulations or Plan or the interpretation ofany of them, the question shall be referred to the arbitration ofthe selling agents whose decision acting as experts, shall be final.

Plans, Areas and SchedulesThese are based on the Ordnance Survey and are for referenceonly. They have been carefully checked and computed by theselling agents and the purchaser shall be deemed to havesatisfied himself as to the description of the property and anyerror or mis-statement shall not annul the sale nor entitle eitherparty to compensation in respect thereof.

Overseas PurchasersAny offer by a purchaser(s) must be accompanied by a guaranteefrom a banker who is acceptable to the sellers.

GenerallyShould there be any discrepancy between these particulars, theGeneral Remarks and Information, Stipulations and the Missivesof Sale, the latter shall prevail.

ApportionmentsThe Council Tax and all other outgoings shall be apportionedbetween the sellers and the purchaser(s) as at the date of entry.

IMPORTANT NOTICESavills and their clients give notice that:1. They are not authorised to make or give any representations orwarranties in relation to the property either here or elsewhere,either on their own behalf or on behalf of their client orotherwise. They assume no responsibility for any statement thatmay be made in these particulars. These particulars do not formpart of any offer or contract and must not be relied upon asstatements or representations of fact, unless the same isincorporated within a written document signed by the Sellers oron their behalf satisfying the requirements of Section 3 of theRequirements of Writing (Scotland) Act 1995 or is granted inpursuance of any such document.2. Any areas, measurements or distances are approximate. Thetext, photographs and plans are for guidance only and are notnecessarily comprehensive. It should not be assumed that theproperty has all necessary planning, building regulation or otherconsents and Savills have not tested any services, equipment orfacilities. Purchasers must satisfy themselves by inspection orotherwise.

Brochure prepared May 2017 170509LFPhotographs taken in 2013 and 2017.