Summary - 2 ARDOCH GALLERY COTTAGE, MONTROSE DD10 9LA
1 bed 1 bath Farm Land
Productive riverside holding with buildings and immediate rental income.
Approximately 19 acres including 4 acres Grade 2 arable
Large general-purpose double shed c.1000 sqm plus attached portal-frame shed
Two riverside huts supplied with mains water and electricity
Current annual rental income c.£17,000 from huts and buildings
Agricultural shed let on annual agreement (can be terminated on sale)
Servitude rights: stock watering, drainage outlets, irrigation from river
Sold subject to wayleaves/easements; Gallery Fishings has defined access
Broadband very slow; area classed as very deprived
Lot 2 at Gallery Farm offers c.19 acres of mixed productive land and buildings with immediate income and clear development potential. The holding includes a four-acre Grade 2 arable field, paddocks, riverside woodland and substantial farm buildings including a large general-purpose double shed (c.1000 sqm) and an attached steel portal-frame shed. Two huts by the river are supplied with mains water and electricity; one is let to the neighbouring salmon fishing beat on a five-year lease with a change-of-ownership break clause.
The lot currently produces an annual income of approximately £17,000 from lettings; the agricultural shed is let on an annual agreement which could be terminated on sale, allowing flexibility for an incoming owner. Lot 2 benefits from servitude rights including stock watering places, drainage outlets and the right to withdraw irrigation water from the River North Esk. The property is sold subject to wayleaves and easements, and Gallery Fishings retains defined access and limited parking rights over parts of the Home Farm road and track to the river.
Practical points to note: the tenure is freehold and there is no flood risk recorded for the lot, but broadband speeds are very slow and the wider area records high deprivation. The holding will be offered in lots and Lot 2 is available after a buyer for Lot 1 is secured. These legal rights, existing tenancies and wayleaves are material to value and will affect immediate use and redevelopment options.
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