Duns 6 miles, Berwick upon Tweed 12 miles, Kelso 12 miles, Edinburgh 47 miles, Newcastle 65 miles (distances approximate)


(Subject to initial sale of the farmhouse)

Lot 1 - Harcarse Hill Farmhouse & Buildings – 1.12 Ha (2.76 Acres) - £640,000

Lot 2 - Harcarse Hill Cottages No’s 1-4 – 0.09 Ha (0.22 Acres) - £520,000

As a whole - 1.21 Ha (2.98 Acres) - £1,160,000

A fabulous country house with outstanding views to the Cheviot Hills along with a range of steel portal buildings suitable for light industry/storage/leisure use, currently fitted out as a hydroponics farm. Four 2-bed cottages (benefiting from vacant possession). Tremendous scope for an exciting lifestyle and business opportunities comprising:

Five bedroom farmhouse with planning permission for alteration and extension.
Substantial and well designed garden grounds.
A row of four 2 bedroom former farm cottages with potential for income generation through private residential or holiday letting (currently benefiting from vacant possession)
Approximately 20,250 sq.ft of covered buildings space.

Harcarse Hill is situated in a beautiful rural location just over a mile from the pretty conservation village of Swinton which benefits from a well regarded primary school and reputable hotel that is well known for its quality pub and restaurant facilities. A wider range of services, good selection of local shops and secondary schooling can be found in county town of Duns, just 6 miles to the north. Private schooling is available at St. Mary’s, Melrose (27 miles), Belhaven Hill, Dunbar (28
miles) and Longridge Towers (9 miles) just over the Border. Berwick-upon-Tweed is approximately 12 miles distant and has a main east coast railway station with connections to the north and south. The journey by rail to Edinburgh currently takes approximately 45 minutes, whilst the journey to Newcastle 50 minutes and London takes about 3 hours and 40 minutes. The Reston railway station which is only 12 miles distant is also due to reopen within the next year.
Harcarse Hill is ideally situated for those wishing to take advantage of the wealth of recreational opportunities available in the Scottish Borders, an area renowned for its unspoilt beauty, strong equestrian tradition, and a rich variety of sports. Driven grouse, pheasant and partridge shooting are available locally together with salmon fishing on the Rivers Tweed and Teviot. There are endless opportunities for walking and riding and for the golf enthusiast there are a number of courses in the area including the championship Roxburghe course at Kelso and The Hirsel in Coldstream.

From Edinburgh and the north, head south on the A68 and join the A697 at Cafraemill. Continue for approximately 7.8 miles to Whiteburn and remain on the A697 for a further 7.6 miles to Greenlaw. About 1.5 miles after the village of Greenlaw, turn left onto the B6460. Continue on this road for a further 5.5 miles before turning right onto the A6112 and follow this road for a further 1.8 miles before turning right on to the Harcarse Hill Farm road and continue for approximately 0.8 miles before arriving at Harcarse Hill with the cottages on your right. The Farmhouse is next on the right. If coming from the south via the A1, after crossing the River Tweed take the B6461 for Swinton which is approximately 9.8 miles before turning right as you reach the end of Main Street. Continue on the A6112 bearing left after passing the Crowfootbank B&B and following the directions above.

Harcarse Hill is a fine looking family house set in a magnificent south facing position. Far reaching views towards the Cheviot Hills over the Tweed Valley are enjoyed from the front of the house and all the south facing rooms; because of its open aspect, the house benefits from a wonderfully light and bright atmosphere and provides adaptable family accommodation in well-proportioned rooms. The house has been unoccupied for several months and, although in need of internal redecoration, it has tremendous scope. The accommodation comprises 5 bedrooms, 1 shower room with WC, a family bathroom, playroom, large utility/ pantry, kitchen with breakfasting area, a large and small office (the larger of which might be used as a 6th bedroom on the first floor), sitting room, dining room and sun room. In total the property extends to approximately 352sq.m (See floor plans for room layout and dimensions).

Harcarse Hill Farmhouse benefits from detailed planning permission 18/00402/FUL for a change of use to form a conference centre with supporting accommodation including extra bed & bathrooms. Full details and copies of the planning permission can be obtained from the Scottish Border Planning portal or by request from the Selling Agent.

Externally, the extensive garden grounds are laid mainly to lawn immediately to the south with most exquisite and recently created formal garden grounds to the east. The formal garden has been designed by Lee Ducker and have been well laid out with a framework of beech hedging, box parterre and rope and pillar enclosing a series of paths and central avenue with outstanding water feature. Hidden within the grounds there is a fun chess garden including a bespoke larch clad pavilion (26 sq.m approx.), providing a wonderful garden retreat or scope for a home office. A maturing orchard of apple, pear, plum, quince and cherry cushion the recently constructed cedar “Gabriel Ash” glasshouse (28 sq.m approx.) - a dream for any keen gardener.

The building group totaling 20,250sq.ft of undercover space is located immediately to the north and west of the Farmhouse with a central concrete covered courtyard providing plentiful space for vehicle turning and parking. The two buildings to the far west are specifically excluded from the sale as shown on the buildings plan attached. The buildings, suitable for light industry/storage/leisure use, which are included within the sale comprise:

1. Cattle Court
7 bay steel portal frame with concrete block walls to approx. 3 metres with a concrete floor under metal corrugated roof extending to approx. 404.80sq.m.

2. Cattle Court
7 bay steel portal frame with concrete block walls to approx. 3 metres with a concrete floor and a mix of wood panels and metal corrugated sheet cladding under metal corrugated roof extending to approx. 620.60sq.m

3. Hydroponics Shed (chilled/air conditioned)
Steel portal frame with concrete block walls to 3 metres with metal corrugated roof and insulated floating ceiling. Metal corrugated cladding and roof over a concrete floor with food grade coating extending to approx. 440.50sq.m.

4. Hydroponics Shed (chilled/air conditioned)
Steel portal frame with concrete block walls to mix of approximately 3 and 5 metres with fibre corrugated roof and insulated floating ceiling. Fibre corrugated sheet on south sides with plastic corrugated sheeting to the north. Concrete floor with food grade coating extending to approx. 199.20sq.m

5. Cattle Court
5 bay steel portal frame with concrete breeze block walls to 3 metres with wood panel cladding and concrete floor under a metal corrugated roof extending to approx. 212.60sq.m.

6. Fuel Store
Clad with timber and extending to approx. 11.15sq.m.

7. General Store
Clad with block walls under an insulated felt covered roof extending to approx. 47.08sq.m.

8. Workshop
Sandstone walls with fibre corrugated sheet roof and concrete floor extending to approx. 99.80sq.m.

9. Double Garage
Traditional stone walls with metal corrugated roof, concrete floor and up and over door extending to approx. 72.20 sq.m.

Immediately to the north of the buildings there is a large area of excavated land which has become waterlogged. This groundwork was undertaken by the previous owners for the purpose of erecting a new cattle court (planning reference: 17/00744/FUL). This land is specifically excluded from the subject sale although it is understood that the current owner does not intend upon erecting the proposed building and will undertake to reinstate the site back to a field.

Situated to the east of the farmhouse is a row of four traditionally built two storey cottages. The cottages are all currently vacant and comprise the following accommodation:

Ground Floor: Living room, kitchen with adjoining utility area.
First Floor: Two double bedrooms and a family bathroom.

Each cottage benefits from double glazing throughout, mains water and drainage and LPG (gas) fired central heating. Externally there is ample off-street parking and turning areas as well as enclosed gardens to the rear and a garage for each. (See floor plans for room layout and dimensions).

The previous proprietors applied for planning permission for the Installation of 600kW anaerobic digestion plant – application number 18/00623/FUL. This has since been withdrawn.
As mentioned above, the farmhouse benefits from detailed planning permission 18/00402/FUL for a change of use and extensive alterations to form conference centre with supporting accommodation.

There could be scope for several business or leisure uses within the approximately 20,250 sq.ft of covered farm buildings (subject to obtaining planning permission). It is specifically noted that the sale will be subject to a restriction preventing any additional residential development and change of use for recycling/waste transfer/skip site and for wind turbines. Any alternative to the exiting farm uses (hydroponics farm) would be subject to the prior agreement of the vendor and their successors. Further details are available from the Selling Agents.

Insofar as these rights form part of the property title they are included with the sale. Further details are available from the Selling Agents.

Scottish Borders Council
Council Headquarters
Newtown St. Boswells
Tel: 0300 100 1800

The farmhouse and all four cottages benefit from mains water, mains electricity, central heating and private drainage to septic tanks. These services have not been tested and therefore there is no warranty from the agents. All cottages’ central heating systems have been serviced and hold current landlord gas certificates & Legionella risk assessments professionally undertaken by an independent 3rd party contractor. EICRs expected to be completed shortly. Similarly servicing of farmhouse central heating being instructed.

Property - Council Tax Band
Harcarse Hill Farmhouse - G
Cottages 1-4 - A

The property is sold subject to and with the benefit of all rights of way, whether public or private, and any existing or proposed wayleaves, easements, servitude rights, restrictions and burdens of whatever kind, whether referred to in these particulars or not. The Purchasers will be held to have satisfied themselves on all such matters.
There will be several shared rights and responsibilities which will be agreed at the point of sale, but which may include:
• Each property will be solely liable for the cost of future repair, maintenance and replacement of boundary fences.
• The future repair and maintenance of the private access road will be shared with each cottage liable for 10% whilst the farmhouse will be liable for 60%.
• The cottages will each be liable for a 25% share in the cost of repair and maintenance of the track leading from the access road to the garages and farmhouse.
• The Septic tank for the cottages is a shared tank within land retained by the Vendor. Future maintenance and repair costs will be split equally between the cottages. The farmhouse has its own septic tank also located within land retained by the Vendor. Future maintenance and repair costs will be the sole liability of the purchaser of the Farmhouse.
• The future use of the houses will be restricted to residential purposes only.
• As noted above the cottages are not to be sold individually until the farmhouse is sold.
• Currently all mains water goes through a single meter. Should the cottages be sold separately the Vendor shall seek to install separate sub meters to each cottage with the occupier of the farmhouse liable to pay all water charges and thereon recoup water charges from the occupier of each of the cottages.

These are based on the Ordnance Survey and are for reference only. They have been carefully checked and computed by the selling agents and the purchaser shall be deemed to have satisfied himself as to the description of the property and any error or mis-statement shall not annul the sale nor entitle either party to compensation in respect thereof.

Moveable items will be included within the sale with the exception of the sofa within the summer house.

Farmhouse - F31 - £640,000
Cottage 1 - E42 - £125,000
Cottage 2 - E42 - £130,000
Cottage 3 - E41 – £130,000
Cottage 4 - F37 - £135,000


The property is offered for sale as a whole or within two separate lots with Vacant Possession by Private Treaty and with entry by arrangement between the parties. A closing date for offers may be fixed and all interested parties are advised to register their interest with the Selling Agents.

FBRSeed, Rose Lane, Kelso, TD5 7AP. Tel: 01573 224381

If you wish to make an offer for this property or would like us to inform you of a closing date for offers, it is important that you notify us in writing of your interest.
Offers should be made in Scottish Legal form and addressed to the Selling Agents. The Seller shall not be bound to accept the highest or indeed any offer.

Strictly by appointment with the Selling Agents.

For your own personal safety please be aware of potential hazards within the properties when viewing.

By mutual agreement

Whilst we use our best endeavours to make our sales details accurate and reliable, please contact us if there is any point, which you wish to clarify. We will be pleased to check this information for you, particularly if you are contemplating travelling some distance to view the property. These were prepared in October 2021.

FBRSeed, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2 Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or misstatement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. FBR have not tested any services, equipment, or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice. 3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn. 4. Anti-Money Laundering Regulation. The purchaser will be required to provide proof of ID to comply with anti-money laundering regulation.

Harcarse Hill Farm

Swinton Duns TD11 3HY


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