Summary - Lot 1 West Leas, Denholm, Scottish Borders, TD9 TD9 8TD
4 bed 1 bath Land
Private Victorian estate with gardens, woodland income and riverside seclusion..
- Traditional stone farmhouse with four bedrooms and three reception rooms
- Extensive landscaped gardens with stream, pools and a lily pond
- Modern glasshouse, garden room, office and interconnected biomass heating
- Large modern sheds, workshop, polytunnel and concrete yard area
- About 36.14 Ha (89.30 acres) pasture, woodland and riverbank on Rule Water
- Grazing tenant in place until December 2025; possession on completion
- Ruin of former farmhouse — dilapidated, redevelopment subject to consent
- Third‑party water rights and access servitudes limit some usages
West Leas is a substantial, privately sited estate on the Rule Water, offered as Lot 1 comprising West Leas House, courtyard buildings and about 36.14 Ha (89.30 acres) of pasture, woodland and riverbank. The main house is a tastefully modernised Victorian farmhouse arranged over three levels with four bedrooms, three public rooms and recent extensions including a master suite and enlarged reception space. Landscaped gardens include manicured lawns, cascading stream, slow water pools and a courtyard with a modern glasshouse, garden room and office. A 55kW biomass system serves the house and connected garden buildings.
The estate includes a strong range of traditional and modern outbuildings: workshops, stores, two substantial steel portal-frame sheds, polytunnel and concrete yard — useful for agricultural, equestrian or small-scale commercial uses (subject to consents). Productive pasture (grade 3.2 & 4.1) is stock-fenced with private troughs; substantial commercial and broadleaved woodland plantations offer longer-term timber value and amenity. Secluded stretches of double riverbank on the Rule Water provide informal wild-swimming and recreational potential.
Important practical points are set out plainly. The farmland is sold with existing grazing arrangements in place until end-December 2025; vacant possession will be given on completion or by mutual agreement. There are a number of third-party rights and servitudes affecting water supply and access, including limited water consumption provisions for the Wells Water System and an alternative access route over third-party road. The ruined former farmhouse at the bottom of the garden is partially dilapidated and would require substantial works or redevelopment subject to planning consent.
This lot suits buyers seeking a private family estate with productive land and woodland, or a purchaser interested in diversified rural income streams and small-business opportunities. The property’s remoter location provides exceptional seclusion and panorama but requires practical acceptance of rural servicing — average mobile signal, fast broadband, and a drive to larger Border towns and transport links. Closing date for offers: 12:00pm on Thursday 25 September 2025.
Land for sale in West Leas, Denholm, Scottish Borders, TD9 — £2,995,000 • 1 bed • 1 bath • 9129 ft²
Land for sale in Lot 3 West Leas, Denholm, Scottish Borders, TD9 — £400,000 • 1 bed • 1 bath
Land for sale in Lot 2 West Leas, Denholm, Scottish Borders, TD9 — £1,200,000 • 1 bed • 1 bath
Land for sale in Portmore Estate, Peebles, Scottish Borders, EH45 — £15,000,000 • 18 bed • 13 bath • 17234 ft²
Farm for sale in Whole - Dinley Farm, Hermitage, Newcastleton, Roxburghshire, TD9 0LT, TD9 — £2,370,000 • 7 bed • 1 bath • 1915 ft²
Farm for sale in Lot 1 - Dinley Farmhouse, TD9 — £575,000 • 7 bed • 1 bath • 3097 ft²
