luxury architect houses for sale Scotland, United Kingdom

Background Boath House has a distinguished and atmospheric past that perfectly complements its graceful architecture. Standing on a site once occupied by “the great stone house” recorded in the era of Mary Queen of Scots, it is widely regarded as one of Scotland’s loveliest Regency country houses, designed by celebrated Aberdeen architect Archibald Simpson. The surrounding landscape has witnessed moments of real historical drama. In 1645, during the turbulent covenanting wars, part of Montrose’s Royalist army is believed to have assembled on the rising ground in front of the present house as they awaited the opposing forces led by the Duke of Argyll. At that time, a tower dating from the midsixteenth century stood here, and local tradition holds that soldiers camped on land now just beyond the lower edge of the walled garden. Created for Sir James Dunbar, Boath House remained in the Dunbar family for generations, right up until the early twentieth century. Thereafter, it passed through several owners and, by the early 1990s, had sadly slipped into serious disrepair. It was then that Don and Wendy acquired the property and embarked on an extensive, sensitive restoration, carefully reviving the house and reinstating much of its original elegance and charm. The estate’s historic character is echoed in its surviving features. A period dovecote linked to the old house still stands in the nearby village of Auldearn and is now preserved under the care of the National Trust for Scotland. The walled garden, informed by historical research into its original layout, has been thoughtfully replanted in the spirit of a traditional kitchen garden and once again supplies the house with fresh herbs and vegetables, honouring the self-sufficient traditions of earlier centuries. Description The main house is arranged over three floors and offers generous, versatile accommodation. On the ground floor there are 5 reception rooms, currently set up as a dining room, a bar area, a reception lounge and a two further more intimate reception areas. There is also a professional kitchen on this floor. Upstairs are five beautifully appointed bedroom suites and extensive ancillary space. In its most recent guise, the house has successfully operated as a luxury boutique guest house with an acclaimed restaurant, demonstrating clear potential for future use as an intimate hotel, exclusiveuse venue or refined private residence. The basement area has two further bedrooms and a number of further rooms which could be adapted to be used as a spa area or home cinema. For over two decades, significant investment and sensitive restoration have transformed Boath House from a near derelict building into an exceptionally wellpresented property. Its scale, setting and layout mean it could be enjoyed either as an outstanding private country home or as a distinctive boutique hotel or hospitality venture, giving an incoming owner valuable flexibility over future use. Cottages & The Café Within the grounds, two stylish cottages, the four hundred year old Apple Cottage and Meikle Cottage, provide additional flexible accommodation, suitable for guests, staff or extended family. The house is framed by mature, landscaped gardens, and the historic walled garden has previously accommodated a café and shop, offering potential buyers the opportunity to reestablish a destination element if desired. The wider estate includes an orchard, productive kitchen garden, ornamental pond, sauna and areas of established woodland, creating a classic country setting with a strong sense of privacy. Location Boath House enjoys an idyllic setting on the beautiful Moray Firth coastline, just a few minutes’ drive east of the popular seaside town of Nairn and within easy reach of Inverness Airport. Surrounded by picturesque Highland scenery, it offers an appealing blend of peaceful country living and excellent accessibility for both local and longdistance travel. Nairn is a vibrant coastal town, long favoured as a holiday destination thanks to its golden beaches, charming harbour and welcoming atmosphere. The town provides an excellent selection of amenities, including independent shops, an art gallery, two museums, cafes and restaurants, alongside a sports centre, swimming pool, cricket pitch, tennis club and riding facilities. The harbour and marina form a lively focal point, with a small fishing fleet, sailing club and moored leisure craft reinforcing the town’s strong maritime character. Education is well catered for, with local primary and secondary schools, and the renowned Gordonstoun School situated around half an hour’s drive away. The Highland capital of Inverness, approximately 18 miles from Boath House, offers a full range of city facilities, including major supermarkets, retail parks, cultural venues and comprehensive medical services. Inverness also benefits from a mainline railway station with regular services to Aberdeen, Perth and Edinburgh, as well as a sleeper service to London, while Inverness Airport provides frequent flights to London, Bristol, Manchester, Birmingham and a number of other UK and European destinations. In addition, Boath House is ideally placed for enjoying many of the Highlands’ most sought-after leisure pursuits. Nearby, there are acclaimed golf courses, scenic coastal and countryside walks, renowned whisky distilleries and a wealth of historic sites to explore. This enviable location allows residents and guests to experience the tranquillity of a refined country retreat while remaining perfectly positioned to take advantage of the area’s outdoor activities, cultural attractions and relaxed coastal lifestyle.   Viewings: Strictly by appointment through the sole selling agents, Fine & Country Scotland. Offers: Offers should be submitted in Scottish Legal Form to the selling agents by email scotland@ fineandcountry. com The owner reserves the right to sell without imposing a closing date and will not be bound to accept the highest, or indeed any, offer. All genuinely interested parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection. Tenure and Possession: The Heritable (Scottish equivalent of Freehold) title is offered for sale with vacant possession upon completion. EPC rating: Boath House EPC E, Apple Cottage EPC C, Meikle Cottage EPC E, Kale Yard Cafe EPC E Services: Boath House is served by bio mass central heating, mains water supply and private drainage. Apple Cottage is served by gas heating, mains water supply and private drainage. Council Tax A. Meikle Cottage is served by electric heating, mains water and private drainage. Council Tax A. Kale Yard Cafe has gas heating and mains water. Access: The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves, including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes, whether contained in the Title Deeds or informally constituted and whether referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied himself as to the nature of all such servitude rights and others. Deposit: A deposit of 10% of the purchase price may be required. It will be paid within 7 days of the conclusion of Missives. The deposit will be non-returnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents. Money Laundering Obligations: We are required by law to carry out Anti Money Laundering Checks prior to issuing a memorandum of sale. We use an external agency to conduct these checks. Once an offer has been agreed, Coadjute will contact you to complete the checks electronically. A fee of £45 + VAT per person will apply and will be processed by Coadjute. If you have any queries please contact the office. Website and Social Media: Further details of this property as well as all others offered by Fine & Country are available to view on our website www. fineandcountry.co.uk. For updates and the latest properties like us on facebook.com/ fineandcountrysouthscotland and Instagram on @fineandcountrysouthscotland. Referrals: Fine & Country work with preferred providers for the delivery of certain services necessary for a house sale or purchase. Our providers price their products competitively, however you are under no obligation to use their services and may wish to compare them against other providers. Should you choose to utilise them Fine & Country will receive a referral fee ranging from £50 -£300 depending on the price and product. Please be advised that while every effort has been made to ensure the safety and accessibility of this property, certain areas may present hazards or be deemed unsafe. Viewers are urged to exercise caution at all times during their visit. All property viewings are undertaken at the viewer’s own risk. Neither the seller, agent, nor any representative accepts responsibility for any accidents, injuries, or losses that may occur while on the premises. Children must be supervised at all times. If you have any concerns or require further information before viewing, please speak to a member of our team

Introducing Bogbain Mill, an award‑winning architectural home that effortlessly combines the character of an 1850s former mill with striking contemporary design by Rural Design, completed in 2011.  Thoughtfully reimagined, the original stone elevations sit beautifully alongside Scottish larch cladding and sleek modern detailing, creating a truly unique Highland residence that feels both timeless and current. Arranged over multiple split levels, the house offers a wonderful sense of drama and flow, with four separate staircases linking the various zones, including a magnificent principal suite crowning the tower with far‑reaching views over the gardens. Generous, light‑filled living spaces are centred around an internal courtyard, which draws natural light into the heart of the home and connects seamlessly to the south‑facing garden and a charming burn, perfect for relaxed indoor‑outdoor living. The accommodation is superbly appointed, with six stylish en-suite bedrooms providing flexible options for family and guests, complemented by a bright garden room, a large dedicated home office, both casual and formal dining areas, and a characterful wine cellar for the enthusiast. A detached gym or yoga studio with spa facilities overlooks the gardens, offering a private sanctuary for wellbeing, retreat and entertaining. Set within approximately 6.1 acres of beautifully landscaped grounds, Bogbain Mill enjoys meandering paths, established planting and thoughtfully curated outdoor spaces, all lovingly developed by the current owner to create a peaceful and engaging setting in every season. Despite its sense of seclusion, the property lies on a quiet country lane just north of Inverness, around 17 miles from the Highland capital and about 30 miles from Inverness Airport, making it ideal for both local life and wider travel. The surrounding area offers a wealth of outdoor pursuits, including fishing, cycling and mountain biking, walking and a variety of country sports, placing exceptional lifestyle amenities quite literally on the doorstep while you return home to one of the Highlands’ most distinctive contemporary country houses. Viewings: Strictly by appointment through the sole selling agents, Fine & Country Scotland Offers: Offers should be submitted in Scottish Legal Form to the selling agents by email [email protected]. The owner reserves the right to sell without imposing a closing date and will not be bound to accept the highest, or indeed any, offer. All genuinely interested parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection. Tenure and Possession: The Heritable (Scottish equivalent of Freehold) title is offered for sale with vacant possession upon completion. EPC Rating: C Services: Bogbain Mill is served by mains water, mains electricity, private drainage and LPG fired central heating. Local Authority: The Highland Council. Council Tax Band G . Money Laundering Obligations: We are required by law to conduct anti-money laundering checks on all those selling or buying a property. Whilst we retain responsibility for ensuring checks and any ongoing monitoring are carried out correctly, the initial checks are carried out on our behalf by Lifetime Legal who will contact you once you have an offer accepted on a property you wish to buy. The cost of these checks is £60(incl. VAT), which covers the cost of obtaining relevant data and any manual checks and monitoring which might be required. This fee will need to be paid by you in advance of formal acceptance of your offer, directly to Lifetime Legal, and is non-refundable. We will receive some of the fee taken by Lifetime Legal to compensate for its role in the provision of these checks. Website and Social Media: Further details of this property as well as all others offered by Fine & Country are available to view on our website www. f ineandcountry.co.uk. For updates and the latest properties like us on facebook.com/ fineandcountrysouthscotland and Instagram on @fineandcountrysouthscotland. Referrals: Referrals: Fine & Country work with preferred providers for the delivery of certain services necessary for a house sale or purchase. Our providers price their products competitively, however you are under no obligation to use their services and may wish to compare them against other providers. Should you choose to utilise them Fine & Country will receive a referral fee ranging from £50 -£300 depending on the price and product

Barbuie Estate – A Tranquil Retreat with Excellent Connectivity Barbuie lies just outside the charming village of Moniaive, less than 8 miles from Thornhill, and is surrounded by the historic Buccleuch and Queensberry estates. This peaceful rural setting offers both seclusion and convenience, with excellent local amenities and schooling options. Families benefit from a primary school in Moniaive and Wallace Hall Academy in Thornhill, with school transport available. Thornhill also boasts an 18-hole golf course, squash and tennis facilities, a health centre, pharmacy, dentist, bank, post office, library, and a variety of shops. Moniaive is a vibrant village with a strong arts and crafts community, hosting annual music festivals. It offers a general store, post office, pub, café, acclaimed restaurant, and a community shop. Medical practices are available in Moniaive, Dunscore, and Thornhill. Outdoor enthusiasts will love the area’s renowned hill walking, mountain biking, and rich wildlife. Dumfries, just 17 miles southeast, provides major supermarkets, high street shopping, a university campus, college, and diverse dining and healthcare options. For city access, Glasgow is only 70 miles to the north—around 1.5 hours via the M74—offering world-class amenities, culture, and transport links. Glasgow, Edinburgh and Prestwick Airports are all under 2 hours drive time offering both Domestic and International flights. The West Coast Mainline can be accessed at Lockerbie, 50mins to the east with connections to London in around 4hours. Barbuie Barbuie House is the most delightful Georgian Category C listed farmhouse, originally built in the mid 18th century. This impressive family home is set in glorious garden grounds and enjoys a tranquil and unspoilt rural location. Surrounded by open countryside, it also benefits from the Dalwhat Water meandering through the estate. Largely sustainable on its own heat and power, there are a range of outbuildings and stores to include a farm office, studio, workshops, boiler & woodchip store, byre and garage. Built of traditional construction under a slate roof, the house offers well proportioned rooms, retained period features and a flexible layout. The property has been renovated over recent years including being completely re-wired but still offers scope to improve further and put your own stamp on it. The extensive grounds include wooded areas; a charming walled garden; pond, with jetty suitable for boating or swimming; a loch; a south facing terrace, and extensive parking. ACCOMMODATION A part glazed front door opens into the welcoming hallway, which offers direct access to the drawing room and sitting room and has carpeted stairs leading to the first floor. The charming drawing room is filled with natural light and enjoys a triple aspect, with multi-fuel stove and French doors opening out to the garden. The sitting room also has a multifuel stove, recessed display shelving and enjoys views over the front garden and beyond. The kitchen/dining room is an excellent size, with double height ceiling and a dual aspect, as well as glazed doors leading to both the inner courtyard and to the front terrace and garden. The kitchen is fitted with a range of solid wood units and complementary worksurfaces, and there is an electric Aga (connected to the solar and hydro systems). Adjacent to the kitchen is a useful pantry/store area, with WC off. Also on the ground floor is a flexible use room, presently used as an office, which in turn leads through to a generous utility room with shower room beyond. Timber stairs from the utility room lead up to a games/TV room, with exposed stone walls and rafters, a mezzanine area and an adjoining guest bedroom that boasts direct access to the walled garden. There are three generous double bedrooms on the first floor. Two of the bedrooms are to the front elevation and have lovely open views. The principal bedroom also has an ensuite dressing room with WC; there is plenty of room to add in a bath and/or shower here too if desired. The third double bedroom has a charming fireplace and views over the walled garden to the rear. The family bathroom comprises a traditional roll top bath, WC, wash hand basin, large walk-in shower (mains) and exposed painted floorboards. Stairs from the first-floor landing continue up to the second floor, where three bright attic bedrooms can be found. The larger bedrooms have double glazed windows to the front elevation, with lovely views, and the smaller bedroom has a skylight window. A WC completes the accommodation on the top floor. Outside A pillared entrance with gravelled driveway leads to a large parking area at the side of the house, and then also splits, with the remainder of the driveway leading to Barbuie Cottage and additional outbuildings. Within the courtyard of the house are two workshops, a biomass boiler store, woodchip store, two general stores with insulated studio/party/games room above, garage and kennel. The property is set within beautiful established walled garden grounds comprising wooded areas, lawns, sunny terrace and specimen trees and plants. The Dalwhat Water meanders through the garden, and there is a large pond with a jetty. To the northwest of the house is a traditional 2 storey barn that offers scope for redevelopment subject to the necessary planning consents. This is an exciting opportunity for the creation of perhaps an annexe for a relative, a large home office, or perhaps holiday let accommodation. The Cottage: Barbuie Cottage is a charming, detached 1½ storey traditional cottage, with private parking and enclosed gardens to the front and rear, with a decked area to the front, a terrace at the rear, lawns, established trees and a greenhouse and a timber shed within a small kitchen garden. Largely sustainable on its own heat and power, the accommodation comprises an entrance hall, kitchen/dining room, sitting room, large conservatory, utility/cloakroom, and 3-4 bedrooms. The kitchen has a range of fitted units and ample space for a dining table and chairs, while the sitting room boasts an open fire within a stone surround. There are two well-proportioned double bedrooms on the ground floor, along with a bathroom comprising electric shower over the bath, WC and wash hand basin. Upstairs, two bright attic bedrooms can be found, both with velux windows. Upper Bardennoch: This semi-derelict cottage sits high on the hill above Barbuie and offers potential for development to provide a 3 or 4 bedroom off-grid cottage benefitting from outstanding views across the valley. The vendors had detailed architect proposals prepared and these plans can be provided to interested parties. The cottage benefits from a spring water supply but would need a sewerage treatment plant installed and off grid electricity supply. The Buildings: There is an array of outbuildings suitable for a variety of purposes or further conversion or development (subject to consent) and include: Sheep shed: 45.92m x 15.05m plus 23.07m x 8.04m . The principal agricultural building is a steel portal framed slatted sheep shed housing sheep buchts and providing general storage, with plenty of height for an additional floor or general development. Woodship shed: 8.93m x 18.04m A modern steel portal frame shed with partial concrete floor provides secure machinery storage and open-fronted main wood chip storage. Open fronted stock shed: 23.33m x 7.37m The traditional range of buildings adjacent and surrounding the house includes a former byre suitable for conversion or development (subject to consent), 2 secure workshop/quad bike garages, biomass and boiler house and carports/wood stores. The Land: Comprised of the farming lands of Caitloch, Bardennoch and Barbuie Farms which extend to 877 claimed acres (SGRPID 354.90ha) or thereabouts including c.150 silagable acres; 454 acres good permanent pasture; 240acres hill ground and 33 acres of forestry. The land is well draining; there are good water supplies (a mix of natural and trough) in all land parcels and the dykes, fences and gates are in good condition and stock proof. The land is all currently in grass and has had Lime and Fertiliser applied recently and is in good heart. Offered for sale with vacant possession upon completion, the land is currently managed on Seasonal Grass lets. Details of the current lets can be provided to interested parties. Renewables: The current owners have put in place multiple renewable energy schemes, generating significant incomes , to include: Biomass Boiler - 75kw woodchip boiler on Index linked commercial RHI tariff, with c.9 years remaining. Hydro Electric turbine – 12kw turbine on Index Linked Feed in Tariff with c.14 years remaining. Solar - 8kW of Photovoltaic panels (2 x c.4kw) on Index Linked Feed in Tariff with c.13 years remaining. These renewable schemes also provide free heat and electricity for the Estate, resulting in significant running cost savings. Opportunities: Barbuie is a diverse estate offering immediate profits, with extensive opportunities to generate and develop estate revenues further. The current owners have professionally investigated proposals for fish breeding in the water bodies, including commercial fishing; forestry and biomass drying and production; woodland creation (including significant potential for carbon credit income) and further development of the buildings as well as potential for enhanced and further renewable schemes including pumped Hydro Electric potential. Many of these could be developed in conjunction with traditional farming, either in-hand or by letting the land on seasonal grass lets or longer-term tenancies. Details of these proposals can be provided to genuinely interested parties. General Remarks and Stipulations: Tenure and Possession: The Heritable (Scottish equivalent of Freehold) title is offered for sale with vacant possession upon completion. The land is currently being managed on Seasonal Grass lets. Details of the current let scan be provided to interested parties. Matters of Title: The property is sold subject to all existing servitude rights, burdens, reservations and wayleaves, including rights of access and rights of way whether contained in the Title Deeds or informally constituted and whether referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied themselves as to the nature of such servitude rights and others. Mines & Minerals: All mines and mineral rights are included insofar as they are owned. Sporting rights: All sporting and fishing rights are included. BPS: The land is all registered with SGRPID and extends to 354.90ha all of which has been claimed every year. A total of 237.49 Region 1 Entitlements and 58.23 Region 2 Entitlements are included in the sale. The purchaser shall pay to the selling agents £250 + VAT to cover the costs of transferring the entitlements and completion of the relevant paperwork. The vendors will retain the full payment for 2025. Timber: All standing timber is included in the sale. All felled timber stacked in the yard is to form part of the ingoings. Ingoings: The purchaser shall be obliged to purchase the felled timber; woodchip and diesel at market value at the point of sale. Fixtures and Fittings: All standard fixtures and fittings are to be included in the sale. EPC Rating: Barbuie Farmhouse - E ; Barbuie Cottage – C Council Tax: Barbuie Farmhouse – F; Barbuie Cottage - A Services: Mains electricity together with 8kw of Solar panels and Hydro electric turbine generating electricity for on site usage. Mains water and private septic tank (please note that the septic tank is registered with SEPA). The biomass boiler provides both hot water and heating to both dwellings and all of the connected stone outbuildings and has the potential to provide further heat to the former byre, converted or otherwise. Partially double glazed. Viewings: Strictly by appointment through the selling agents, C&D Rural. Tel 01228 792299 Offers: Offers should be submitted in Scottish Legal Form to the selling agents. The owner reserves the right to sell without imposing a closing date and will not be bound to accept the highest, or indeed any, offer. All genuinely interested parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection. Money Laundering Obligations: We are required by law to carry out Anti Money Laundering Checks once an offer has been accepted. We use an external agency to conduct these checks. Once an offer has been agreed, Coadjute will contact you to complete the checks electronically. A fee of £45 + VAT per person will apply and will be processed by Coadjute. If you have any queries please contact the office. Website and Social Media: Further details of this property as well as all others offered by C&D Rural are available to view on our website www.cdrural.co.uk. For updates and the latest properties like us on facebook.com/cdrural and Instagram on @cdrural. Referrals: C&D Rural work with preferred providers for the delivery of certain services necessary for a house sale or purchase. Our providers price their products competitively, however you are under no obligation to use their services and may wish to compare them against other providers. Should you choose to utilise them C&D Rural will receive a referral fee.