Sun, sea and glorious solitude
Owning your own private island
Demand for Scottish estates rising
Owning a Scottish estate has been the dream for those with the means
Fancy living in something a bit different?
How to get the opportunity to construct a home for yourself
Bordering on the impossible
Before any sale or purchase of property, it is important to examine the title deeds
Summer 2023
As I write the property market is heating up again for the summer, accompanied by glorious sunshine and we are delighted to see the continued confidence of sellers in bringing their home to the market, and willing buyers from all over the UK and also internationally.
The most notable trend this season for the rural property market is the continued ability to work from home. This frees many buyers to search outside the traditional commuter locations and to widen their search to an area offering a better lifestyle and perhaps better value for money.
Alongside this, many people are investing in their own home office or garden office to facilitate effective home working for part or all of the week, as well as ‘pre-retirees’ looking to downshift at the culmination of their careers.
Advice from our agents in these pages covers a multitude of topics including how to add value to your home, how to ensure your property is ready to sell and some of the many interesting projects we have been involved in for our clients, not least converting former industrial or agricultural buildings into simply stunning homes. Have a look at the former aircraft hangar in Northumberland which is being transformed into a beautiful, spacious and bright property.
Follow us on twitter: @Galbraith_Group
Like us on Facebook: www.facebook.com/ GalbraithPropertyconsultancy
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Join us on Linkedin: www.linkedin.com/company /galbraith
Finally, this is the summer edition and we do love to be beside the seaside. Coastal and waterside homes are always popular and this year we have again marketed a private island off the coast of Scotland, which has generated global interest.
We hope you will find these articles useful and perhaps you will be inspired to move to the seaside or create your own grand design in a beautiful setting in the north of the UK. n
4 Northumberland Castles & Coast.
8
Getting away from it all. Coastal properties.
10
Additional dwelling supplement. A simple guide.
6 Making the grade. 11
Highland Hub offers best of both worlds for staff and customers.
12 Sun, sea and glorious solitude - Owning your own private island.
14
690 199
David Corrie Head of Residential 07824david.corrie@galbraithgroup.com
Angus. A hidden gem of the Scottish property market?
Galbraith is a leading independent property consultancy. Drawing on a century of experience in land and property management the firm is progressive and dynamic employing over 200 people in offices throughout Scotland and the North of England. We provide a full range of property consulting services across the commercial, residential, rural and energy sectors. Galbraith provides a personal service, listening to clients and delivering advice to suit their particular opportunities and circumstances.
Perthshire property ever popular.
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24
32
Outstanding. Unlocking the potential of outbuildings.
16
Demand for Scottish estates rising due to diverse range of buyers
26
Ayrshire. Prime coastal living without the premium price tag.
18
All aboard for Borders property market as rail links boost demand.
Kerb appeal. Right tree. Right place.
21
Lights, camera, action! Use of video in property marketing.
22
So, you fancy living in something a bit different?
28
Bordering on the impossible.
30 National treasure.
Home improvements. Which will add the most value to my home and which will help me secure a buyer?
Moray. River deep, mountain high.
The history and natural beauty of Northumberland are admired by residents and visitors alike, but the property market still offers some excellent options for a variety of budgets, says Sam Gibson.
The Northumberland coastline is genuinely dramatic – amongst others the iconic castles of Warkworth, Alnwick and Dunstanburgh built as costal fortresses reflect 9,000 years of history and the region’s important Roman and Christian heritage.
All along the coast of the Northumberland Area of Outstanding Natural Beauty there are vast expanses of unspoilt sandy beaches, many backed by sand dunes and home to a wide variety of wildlife. Despite the huge number of visitors to the region, particularly in the summer months, many beaches remain uncrowded and it is very possible to find a spot to walk in glorious isolation.
The UK’s friendliest port, Amble –which was also historically an important trading port, is a popular destination today with its marina, excellent variety of high quality restaurants and pubs, serving wonderful seafood.
House prices have risen dramatically in many Northumberland villages in recent years. Amble still has a good range of options with properties to suit most budgets.
Further up the coast, Warkworth has another dramatic castle, now owned by English Heritage and one of the most visited attractions in the north of England. The town of Warkworth and its surrounding countryside offer a wide range of modern and historic properties, with
traditional stone-built properties among the most desirable.
Alnmouth, further north again, has rows of pretty coloured houses and benefits from a mainline train station with direct services to London and Edinburgh. Alnmouth, unlike many coastal towns in the UK, retains a great community spirit and local vibrancy, making it a wonderful place to visit and indeed to live as a permanent resident.
Bamburgh won Which? magazine’s best seaside destination in the UK last year, for the second year in a row.
Thousands of visitors ranked it above all other coastal resorts for its sheer beauty, with its sweeping sandy beach overlooked by an imposing clifftop castle. It is widely considered as the heavy weight champion of the Northumberland coast.
Northumberland combines the beauty of its unspoilt natural scenery, an unrivalled place in the history and heritage of the nation and a superb quality of life, while still being within easy reach of Newcastle.
Properties situated directly on the coast, or with a good sea view, generally command a premium of about 30 per cent and are reliably in demand on a perennial basis, even when other types of investment may suffer from market turbulence. n
For advice on buying or selling on the Northumberland coast please contact us: hexham@galbraithgroup.com
Sam Gibson
07769 687 978 sam.gibson@galbraithgroup.com
The Beaches (pictured).
Guided at offers over £595,000. An attractive three-bedroom apartment, very well presented and enjoying stunning views of the sea and right down the coast.
The Beaches occupies a stunning location overlooking the beautiful Northumbrian Heritage Coastline with its miles of sandy beaches and directly looking out onto Coquet Island, a vibrant seabird sanctuary. The bustling coastal fishing port of Amble lies a few minutes’ walk away, with its picturesque marina situated on the mouth of the Coquet River Estuary. As well as lovely walks straight from the doorstep there are water sports, boat trips, great restaurants, pubs, and shops all within easy walking distance with schooling for all ages in Amble. Unusually, this is an unrestricted property so it is possible to live here 365 days of the year, offering great flexibility for the purchaser to use as a holiday home or as a permanent home.
Recently sold:
Apartment 14 Coble Quay, Amble, Morpeth, Northumberland. This lovely third floor apartment with open plan living/dining/kitchen with balcony; two bedrooms (master en-suite); family bathroom and enjoying beautiful sea views. The property was on the market for Offers Over £500,000 and sold well earlier this year.
Northumberland combines the beauty of its unspoilt natural scenery, an unrivalled place in the history and heritage of the nation and a superb quality of life...
Sam Gibson.
Rental properties in England and Wales may have to meet an C rating for energy efficiency by the end of 2025. What should landlords do now to prepare and are there grants available? Will Todd investigates.
An estimated 15 percent of greenhouse gas emissions in the UK come from housing, largely as a result of inadequate insulation and heat that is purchased but then lost due to poor energy efficiency
Currently in England and Wales, the Domestic Minimum Energy Efficiency Standards set out the lowest energy efficiency level permitted for private rented homes.
All tenancies (existing or new) must have a minimum EPC (energy performance certificate) rating of ‘E’ or above unless they have a valid exemption in place.
The exemptions are as follows:
upgrade the property would exceed £3,500 (including VAT).
Under the ‘all relevant improvements’ exemption – this applies if the property is still below a rating of E after improvements have been made up to the cost cap (currently £3,500 including VAT), or if there are none that can be made.
Following a consultation in December 2020, the government announced changes to the energy efficiency standards for England and Wales.
A landlord is exempt from the above if they meet the criteria for an affordability exemption, as may be outlined in regulations made by the Secretary of State. These have not yet been specified.
If the new regulations come into place, the penalty for not having a valid EPC will increase from £5,000 to £30,000 from 2025.
It is predicted that the current cost cap relating to the ‘high cost’ exemption of £3,500 will rise to £10,000.
It is estimated that two-thirds of the UK’s private rented housing stock currently has an EPC below a C rating.
The high cost exemption.
• ‘All relevant improvements
• made’ exemption.
• Third-party consent
Wall insulation exemption.
• exemption.
• exemption.
The most widely used exemptions currently are the ‘high cost’ and ‘all relevant improvements made’ exemptions. Regarding the former, this exemption applies if the cheapest recommended measure to
It is proposed that from 31st December 2025 all newly rented properties will be required to have a minimum EPC rating of ‘C’ or above. Existing tenancies will have until 31st December 2028 to comply with the new regulations.
The changes are part of the new Minimum Energy Performance of Buildings Bill that is currently going through its 2nd reading in the House of Commons at the time of going to press.
The Bill states “The Secretary of State must ensure that all domestic properties achieve at least EPC Band C by 2035, where practical, cost-effective and affordable”.
The need to upgrade housing will affect older properties disproportionately. In rural areas there are typically a higher proportion of older properties, so the rural housing sector may be particularly hard-hit.
It likely to be very difficult and expensive to update these older homes to meet the new energy efficiency standards.
With regard to the tax implications, landlords have additional worries. Making improvements to property to improve its EPC rating is classed
as capital expenditure rather than repair and maintenance. This means that making improvements to comply with the regulations cannot be written off against profit for tax purposes.
Before we all feel too gloomy, there are some grants available that aim to address concerns over the cost of making appropriate upgrades, as follows:
Boiler Upgrade Scheme • Home Upgrade Grant • phase 2
Sustainable Warmth
• Competition
Social Housing • Decarbonisation Fund
Energy Company Obligation • (ECO)
These grants are not delivered directly by the government, but through installers, local authorities, energy companies and other bodies. n
Galbraith worked with an estate in Northumberland to assess the required upgrades to six traditional properties, all with an EPC rating of E and situated in close proximity to each other.
Using the government’s EPC information website which suggests the improvements that are likely to be required and sets out illustrative costs, on average it would cost £24,000 to bring each property up to a rating of C.
Galbraith is working with a number of clients to inspect rural properties, assess grants which may be available and to plan
a budget for potential upgrades, in line with the current deadlines.
If you have not had an inspection of your property to assess its energy performance rating for a while, we recommend that you should commission this as soon as possible from an appropriately qualified EPC assessor.
It is a good idea to start planning for the future – once you have an idea of the upgrades that may be required to your property, set out a plan of the costs involved and prioritise the most crucial energy saving measures first. Technology is always improving and this applies to the housing sector too. Energy efficient windows and insulation can make an enormous difference to a property’s EPC rating.
Above all, investigate grants that may be
Will Todd 07917 050421
william.todd@Galbraithgroup.com
For more information or to discuss the best add value to a rural property, please contact me: Will Todd, for Galbraith in Blagdon.
The need to upgrade housing will affect older properties disproportionately. In rural areas there are typically a higher proportion of older properties...
My first visit to Lewis and Harris was in August 2022, not long after the end of lockdown. We were asked if we would handle the marketing and sale of a renovated cottage on Luskentyre beach on Harris. Phiddy
I must be honest and say that at this stage Luskentyre beach was unknown to me; so it was a bit like being asked to try a dish by Ottolenghi before I’d heard of Ottolenghi and not realising just what joy was in store.
Frequently voted as one of the best beaches in the UK and a must-see destination in the world, the exquisitely beautiful Luskentyre Bay is on the west side of South Harris, the stunning blue of the sea set against the near white sandy beaches and with a backdrop of wide skies and the mountains of North Harris.
No 1 Luskentyre was a property to complement its stunning location. This former croft cottage had been beautifully renovated and modernised and the heady combination of a spectacular location, a charming property and the post-lockdown euphoria created a frenzy of interest resulting in a closing date and an offer 52% in excess of the asking price.
The island of Lewis and Harris is in the Outer Hebrides and the largest island in Scotland. A place of
diverse landscapes, fascinating history and a strong cultural heritage, the island is the ultimate get away from it all destination. The coastline is dotted with beaches ranging in size from the small to the miles wide Luskentyre, Uig and Scarista beaches, all with stunning views over clear blue seas to the neighbouring islands of the Outer Hebrides. Walks to the beaches are along the paths and tracks that crisscross the machair, the fertile low-lying ground along the coast which is abundant with wildflowers and birdlife.
Since August 2020 I have made many visits to the island at all times of the year, travelling by ferry from Ullapool to Stornoway. Our sales have included 8 Scaristavore – a traditional cottage with views to Scarista beach; 12c Seilebost – a contemporary house set just above Seilebost beach and with views to Taransay island; Rodel Hotel – a listed property on the southern tip of Harris with its own harbour and views to Skye.
It’s tempting to wonder if Lewis is the poor relation to Harris, but this is not the case at all. Stornoway, the main town on the island, is small but bustling with its old centre, new marina and a delicious fish restaurant at The Royal Hotel. The dramatic beauty of Lewis is encapsulated in the striking property we recently sold on the Valtos peninsula.
Positioned above the shoreline and with stunning views over the West Loch Roag archipelago to the Atlantic Ocean, the house has been designed by awardwinning, Lewis based Porteous Architecture, who use the Hebridean landscape to inspire their design.
Island life isn’t for everyone, but there is a quality about Lewis and Harris that gets under your skin. Maybe it’s the people or the light or the landscape or maybe just a little bit of all of that. Maybe there’s a bit of magic too. n
Valtos peninsula Miavaig, Isle Of Lewis
Fulmar Cottage Northton, Isle of Harris
Land and Buildings Transaction Tax (LBTT) was introduced in Scotland in 2015, replacing SDLT (Stamp Duty Land Tax) as a fully devolved tax, following the passage of the Scotland Act 2012 and the Land and Buildings Transaction Tax (Scotland) Act 2013.
Additional Dwelling Supplement (ADS) was introduced the following year. Unlike LBTT, which is chargeable in bands, ADS is a ‘slab tax’, meaning it is payable on the entire purchase price, unless the property is worth £40,000 or less.
The rate of ADS was originally 3%, and was increased to 4% in 2018. In the Scottish Budget of December 15th 2022 it was announced that this would increase to 6% and somewhat dramatically came into force with effect from the very next day, December 16th 2022.
Understandably, many home buyers are anxious about their liability towards this tax, which can add many thousands of pounds onto their standard LBTT liability. As agents we are often asked questions about it, and so it may be helpful to you to answer a few of the common ones here:
I am going to buy a house to use as my main residence. Do I have to pay ADS?
If you don’t already own a main residence and do not own any other property, then you are not liable for ADS, but you will still have to pay the LBTT due.
I am buying a second home/holiday let/buy-to let property. Do I have to pay ADS?
The simple answer here is yes. If you already own a property here in the UK or indeed anywhere in the world, you will be liable to pay ADS.
I sold my house, and am living in a rented property, but I also own a buyto-let property. When I buy my next home, am I liable to pay ADS?
If you sold your home within the 18 months prior to the transaction date of your new purchase, you will not be liable to pay ADS. You are simply replacing your main residence. If, however, you haven’t owned a main residence for more than 18 months, then you will be liable to pay
I haven’t sold my house yet, but I have found another I want to buy and live in it as my main residence. Am I going to have to pay ADS?
Yes. However, if you sell your original home within 18 months of the date of purchase of your new home, you will be eligible for repayment of the amount of ADS you paid.
Our home is in my spouse’s name only. If we buy another property in my name only, surely we avoid paying ADS?
Spouses, civil partners, co-habitants and dependent children are all treated as being one economic unit, so in this case you would be defined as owning the first property and therefore liable to pay ADS on the property being purchased.
As we go to press, a draft Statutory Instrument is being prepared by the Scottish Government which may implement extending the 18 month time limits to 36 month periods. However, this is very provisional and it will be Summer 2023 at the earliest before a final version Statutory Instrument is laid before the Scottish Parliament, and may be some time after that before it becomes law.
We would always advise you to consult with your Scottish solicitor in advance of offering for a property if you think you may be liable for Additional Dwelling Supplement. n
This year the Moray and Inverness teams joined forces in a larger Highland hub office as the firm continues to grow.
The new office at Fairways Business Park in Inverness provides a modern environment with better facilities for staff and enables us to continue to expand the range of services we offer to clients, from rural business and estate management to residential, estate, and farm sales and lettings, renewable energy, utilities, building surveying, forestry and woodland, natural capital, carbon audits and commercial property.
During the pandemic the adaptability and commitment of our staff was a huge asset, and it became clear that technology would allow us to transition seamlessly from a full time officebased working environment to a hybrid version, mixing working from home with time in the office interacting with colleagues.
This coincided with the ongoing change in customer behaviour to online above all else -- estate agency offices are far less used by members of the public in recent years as the ease of propertyhunting online makes it
unnecessary to have a physical office in the same number of locations.
The new office offers a highquality, collaborative working environment, with electric vehicle charging points, car parking and good access to the road network. The site is also easily accessible to train and bus services.
As a firm we have adopted a range of measures to reduce our carbon footprint including offering facilities for recycling in our offices and supporting active travel options. In addition, a new fleet of electric vehicles are now replacing the previous Galbraithbranded Minis.
We are delighted to be up and running in our new Highland Hub and look forward to a busy summer! n
For any sales or lettings enquiries please contact inverness@galbraithgroup.com
Rod Christie 07766 250 797 rod.christie@galbraithgroup.com
There’s still a very romantic sentiment attached to owning your own private island, where you can escape the hustle and bustle of everyday life and enjoy some peace and tranquillity in the most beautiful scenery around.
When we marketed the beautiful rocky island of Barlocco in April this year, it attracted media interest on a worldwide scale. Media coverage appeared in the New York Times, CBS America, CNN as well as UK media including the BBC, MailOnline, The Independent, The Sun and STV.
The media buzz resulted in notes of interest flooding in from interested parties from within Scotland and the UK but notably from across the globe including Italy, Germany, Norway and the United States.
I grew up close to Barlocco Island and was not surprised by the immediate interest given the current focus on mindfulness and people wishing to reconnect with nature. As a result, properties of this type have discovered a new market and value.
Barlocco Island occupies an attractive position in Fleet Bay, Dumfries and Galloway. The region is known for its beautiful scenery, extensive southfacing coastline and low population density.
The 25-acre island enjoys outstanding views and lies within the Borgue coast Site of Special Scientific Interest. The site is recognised for its maritime heath and coastal grassland vegetation and some of the largest seabird colonies in the Stewartry district. Unusual plants include perennial flax, rock sea lavender and fragrant orchid.
Access to the island is by boat, but at low tide it is accessible on foot or by tractor or quad bike. There is a delightful pebble beach on the western side, the perfect base to explore the island, swim, relax in a rowing boat, or to enjoy a waterside picnic.
Galbraith has handled the sale of several islands in Scotland, all generating global interest and Barlocco Island was no different. In less than four weeks from going on the open market a closing date was set, and the Island is now under offer. If you think your property has global appeal, I’d be delighted to speak to you and offer advice on how to undertake an international marketing campaign. n
David Corrie
07824 690 199 david.corrie@galbraithgroup.com
Galbraith has handled the sale of several islands in Scotland, all generating global intere st
Angus, tucked into a beautiful corner of the east coast of Scotland, is a pretty but sometimes overlooked county that offers a superb location for your next home.
Lying on the east coast of Scotland, Angus stretches from the north of Dundee up to Brechin and Montrose and across to the stunning Angus Glens and onto the Cairngorms. Boasting a range of landscapes from gentle rolling, green farmland to rugged mountains and glens, as well as beautiful white beaches, this country has so much to offer.
There is a wide variety of leisure activities on offer in Angus, with pretty golf courses, superb hiking and mountain biking in the glens, a number of well-regarded equestrian centres, as well as great locations for a family day out including the stunning Glamis Castle, the childhood home of HM Queen Elizabeth the Queen Mother. Besides offering ample activities Angus is also a readily commutable and accessible county. The cities of
Aberdeen and Dundee to the north and south respectively, both offer airports and extensive facilities. It is also easy to travel south via the upgraded A90 and onto Perth, Edinburgh and Glasgow. With the rise of home working and buyers typically seeking more outdoor space, Angus has become an increasingly desirable area in which to live, with recent property transactions in the county indicating that there is a wide pool of buyers looking in the area. Two recent Galbraith sales reflect the growing popularity of the county:Wester Auchenleish is a three bedroomed traditional cottage which was being sold with a section of hill ground and located in stunning Glenisla. Following 33 viewings there was a competitive closing date with 8 offers received. Buyers were attracted
by the attractive traditional property with land and very beautiful location in the glen, whilst still offering relatively easy access to good amenities.
Anacail is a beautifully presented 5 bedroom house with extensive mature gardens in an exclusive location near the village of Auchterhouse. Sitting in a highly commutable location for Dundee and Perth, this property went under offer pre-emptively following a short period of marketing.
If you are considering selling your Angus property please contact Galbraith. n
Here are our top tips for preparing your house for marketing to appeal to the widest range of buyers.
First impressions matter
Any exterior work needing attention should be taken care of before the house goes on the market. This could include repainting exterior joinery, fences, repairing broken gutters, keeping the drive weed-free, powerwashing the patio, making sure the front door is clean and that all windows are cleaned regularly inside and out.
A tidy, well-kept garden is also important and you should consider planting some new flowers to provide colour and cutting the lawn to put the viewers in the right frame of mind. Treat the viewing like your house is having a job interview with the prospective buyer.
De-clutter
It’s a balancing act to have your home presented in a way that is de-cluttered but not clinical. Those looking to buy and let can sometimes find it difficult to visualise how they would use a room when it is completely empty but equally can’t visualise it as their own when it’s cluttered. Create as much floor space as possible but ensure each room has a purpose. It is still your home to enjoy so there is no need to remove too many personal items. Buyers like to see it has been a muchloved and happy home for the current owners.
Freshen up
Particularly from a tenant’s perspective, new or professionally cleaned carpets, unmarked and newly painted walls
together with modern and clean kitchen and bathroom fittings are one of the most important elements. Colours and fixtures should be neutral, including clean and unmarked window dressings and light fittings. Newly painted walls will make the room feel bigger and brighter.
Get rid of all dirt. There is nothing worse than seeing someone else’s grime. Clean all lime scale from taps, make sure all grouting is clean and mould-free and keep everywhere clean, tidy and odourfree. Not everyone likes pets, so they should be kept away during viewings and any smells should be de-odorised. Our advice would be not to use plug-in fresheners, they can be a sign you are trying to mask a damp smell. If there is a problem with mould or damp, tackle the cause of it rather than hiding it. Strong odours from cooking, smoking, bins or pets are an absolute no-no.
Small rooms can be made to feel bigger through careful presentation. By using mirrors, making sure the window dressings don’t cover the pane of glass and by not having furniture that is too big for the room you can create the illusion of more space.
Make sure you have clearly defined garden boundaries and these are obvious to prospective buyers; nothing worries buyers more than an unclear boundary.
In every house sale or letting, sellers and landlords have a small window of opportunity to impress prospective buyers and tenants, so it’s important to commit time and money to the presentation of the property before it’s launched. This should be viewed as an investment in order to achieve the best price and it certainly will pay dividends. n
Polly Cregan
07867 977 633
For generations owning a Scottish estate has been the dream of those with the means to pursue such a flagship purchase, offering the potential to enjoy fishing, shooting, deer stalking, family adventures and walking, not to mention providing highly prized privacy and seclusion.
This demand from the private purchaser very much remains, with buyers based not only in Scotland and south of the border but also international buyers who covet the beauty and wildness of Scotland for their own escape.
Scotland’s countryside, be it hill ground, low ground, or coast is also of great interest to those interested in the natural capital of the landholding.
Such a buyer may be a private individual with ecological interests or equally an institutional, corporate or fund buyer, driven by a net zero policy or corporate ESG (environmental and social governance) requirements.
The diverse range of buyers with a broader base of interests and outcomes from the land, has led to significantly greater demand in recent years, particularly when the estates for sale offer potential for woodland creation, peatland restoration, biodiversity enhancement projects and the potential to explore the natural capital opportunities from these activities.
Of course not all land is suitable for tree planting, or offers degraded peat but equally not all buyers are looking to singularly follow a green agenda or a sporting focus.
There are many buyers keen to knit a variety of such elements and perhaps take a more balanced approach; retain
farming interests, continue with the sporting interests currently enjoyed, whilst introducing some native or even productive woodlands for a future income, potentially installing a hydro scheme, turbines or maybe generating further income from holiday letting units or perhaps a degree of development such as the more bespoke ideas of a distillery, rural business premises, holiday tree houses or wedding venue.
Thus such an acquisition can be seen as a “win/win” investment as it allows environmental and social governance (ESG) requirements to be met whilst providing a financial return from other parts of the estate.
The sale of an estate today therefore clearly requires not only a detailed understanding of the current enterprises and uses of the property but also the future potential of the estate from alternative pathways.
The arrival of the natural capital buyer a few years ago expanded the Scottish estate market almost over-night with demand far outstripping supply. The market has since matured with buyers seeking far more precise information in advance of going to view a property, as well as very often undertaking their own detailed inspections and surveys in order to be clear that their potential outcomes and desires from the property are achievable. Galbraith has an inhouse Natural Capital division which works closely with the estate sales team and this has proved to be invaluable in providing specific information to prospective buyers.
Finegand Estate, which extends to over 3,500 acres, with seven houses, outbuildings, lochan and an iconic setting in Highland Perthshire was brought to the market last summer. The estate sold within three months of launch and will continue to be run as a traditional estate.
Pluscarden Estate, which extends to almost 1,500 acres, is centred on a very attractive contemporary country house with traditional walled garden and strong farming and forestry enterprise focus, complimented at one time with a notable pheasant shoot. It was brought to the market also in the summer of
2022 and following a closing date has now sold to another traditional buyer.
Two other estates, Clounlaid & Crosben, and Be-ach, both on the West Coast and extending to a total of 7,000 acres, were put up for sale last year and following a closing date sold to one buyer with natural capital-orientated interests.
In summary, those looking to buy an estate have increased in number, they come with a much wider variety of interests and supply remains extremely limited.
Emma Chalmers is a partner and head of Estate and Country House sales. n
Emma Chalmers
07899 877 732
emma.chalmers@galbraithgroup.com
The arrival of the natural capital buyer a few years ago expanded the Scottish estate market almost over-night with demand far outstripping supply...
Emma Chalmers
tourists to the area and significantly increasing inward investment.
Likewise the Scottish Borders property market benefited too, particularly for properties within easy reach of the seven stations that reopened at that time -- Shawfair, Eskbank, Newtongrange, Gorebridge, Stow, Galashiels and Tweedbank, along the route of the former Waverley line.
The line was decommissioned in 1969 as part of the controversial Beeching cuts that curtailed train services across the UK. The re-established railway has generated over six million passenger journeys to date.
Prior to 2015, it was always the northern half of the Scottish Borders that attracted the majority of househunters as it offered a relatively straightforward commute to Edinburgh and Edinburgh Airport by car, via the A68 / A7 / A1. (I am not mentioning traffic jams on the A1 – I did say ‘relatively’ painless!)
dream home in areas that have traditionally been more affordable. Interest in properties in the southern half of the region increased noticeably.
Similarly, the property market has opened up in the Border Valleys –with the Yarrow Valley and Ettrick Valley becoming more popular, particularly for properties situated within an easy drive to the train station. The rail link makes all these areas accessible for a daily or weekly commute.
The Scottish Borders offers the benefits of historic market towns such as Jedburgh and Melrose, beautiful natural scenery, tranquillity and excellent leisure opportunities –the area is a hotspot for cycling and mountain biking and there are 1,500 miles of walking paths.
House prices in the Scottish Borders as a whole are around 16 per cent below an average property in Edinburgh, offering the opportunity to achieve a superb rural lifestyle while remaining within easy reach of all the cultural attractions, museums and restaurants of the capital.
Last year the re-opening of the train station at Reston in the east of the region further expanded the area
not every day, and so proximity to the Borders Rail Link is still an important asset for buyers. For some, the typical commuting pattern is to Edinburgh once or twice a week while others may spend a portion of the working week in London and therefore it is access to the airport which is the priority.
In the past year there has been a notable increase in interest in rural properties south of Hawick and Selkirk, and also in the area around Duns – all due to the availability of the train line from Reston, reopened after 58 years.
The new station at East Linton is due to open in 2024. As I write, a feasibility study into extending the Borders Railway all the way to Carlisle is expected to start later this year.
We welcome the investment in infrastructure and the greater access it provides for all of us - whether residents, commuters or visitors. Full steam ahead! n
Mark Paton
Teindside Farmhouse, south of Hawick
Marketed for offers over £560,000 and sold very well after a closing date.
A stunning Victorian farmhouse with 2 reception rooms, 5 bedrooms and 6 acres of land, as well as outbuildings with potential for development. 24 miles from Tweedbank station.
Kimmerghame Mains, Duns
Marketed at a guide price of £475,000, sold at a closing date after a good level of interest.
A substantial former farmhouse with about 2.1 acres of land, set in beautiful rural countryside and offering incredible potential to create a wonderful family home.
Kirkwell House, Duns
Marketed at a guide price of £599,000 and sold earlier this year.
A superb Baronial villa dating from 1880,which was the former Rectory for Christchurch. Situated on the northern edge of Duns with southerly outlooks over the town and the surrounding countryside to the Cheviots.
My family has been farming on the Kinloss Estate in Fife for generations – my greatgrandfather bought the property in 1887 and in those days it was mainly down to grass but my father started to actively farm in the mid 1960s which I have continued, along with my wife Margo. We now use farm contractors as opposed to direct employees and we also let out holiday cottages. The farm has hosted the Fife Show for 20 years which attracts about 10,000 people on the third Saturday of May.
We have tried to encourage wildlife for many years, having already created water habitats and planted hedgerows. There is a burn which runs through the farm and an old mill pond (the farm used to be a mill) which we restored in the 1990s.
We recently planted 1,000 new trees with a subsidy from the Woodland Trust’s MOREwoods scheme.
wildlife habitats helps to restore and preserve biodiversity, allowing movement between important habitats to maintain genetic diversity in wildlife populations.
I heard about MOREwoods through Lloyds Bank, which helps fund the scheme for the Woodland Trust. In particular the low levels of bureaucracy for the MOREwoods scheme appealed to me, unlike many other such initiatives.
The long term survival of trees is the key issue so to protect saplings from being eaten by grazing animals, tree guards were used.
We are able to inspect the site at least once a fortnight to carry out repairs to the protective tubes as required. We are now into the second growing season and there is at least a 99% survival rate! It really has worked for us and I would definitely recommend it as a way to increase nature on your land.
Chris Addison-Scott
07774 788 854
chris.addison-scott@galbraithgroup.com
Several years earlier we had sown an area of canary grass and it so happened that this area connected a large area of existing woodland on a couple of neighbouring estates to our own policies. By planting more trees on this area it has created a perfect and permanent wildlife corridor, linking perhaps over 100 acres of diversified cover.
Wildlife corridors are important as they bridge the gap between habitats which otherwise would be small and isolated and joins them together. Linking core
Sarah Unia, who promotes the MOREwoods scheme for the Woodland Trust, said:
“It’s inspiring to see what Chris has done on his farm. These trees will be essential for so many reasons – not least for boosting biodiversity and combating climate change. Our MOREwoods scheme is an easy, effective and low cost way for landowners to bring more nature to their land.” n
For more information about MOREwoods visit:
www.woodlandtrust.org.uk/plant
At the turn of the century property marketing was all about traditional newspaper and magazine advertising, in conjunction with trying to get editorial features from the main publications.
The weekly push was to have properties ready to be placed in adverts in the weekly property supplements which generally were issued on Thursday and repeated on Sunday. These adverts were very expensive (typically a quarter page advert in one of the mainstream Scottish newspaper property supplements could be around £550 plus VAT (the equivalent of over £1,200 plus VAT in today’s money!), which is a lot to pay given that exposure was very much hit or miss and when the vast majority of these publications would be in landfill (before recycling) by the end of the following day! To augment their profile, agents had to court contacts with property editors in order to get the best features in the publications, with great prestige resulting when a property was featured on the front page of the publication.
The noughties saw the progression of the internet and the establishment of property search portals, which changed how people search for properties beyond recognition. Newspaper advertising has slipped away as the internet search engines have come to dominance. However in many ways the listing “directory style” nature of the search engines has made it more difficult for those with properties that have something special to differentiate themselves from those that are more standard. The advent of social media has allowed agents to have much greater personal involvement in promoting each of their new instructions. This promotion has evolved significantly in recent years from agents reposting their internet listings of properties with still images, to use of videos with walk-through “Kirsty & Phil“ style commentary of the property. Some would argue this detracts from the property itself, but what it does is add commentary, allowing the agent to mention key features and
specifications, giving the viewer more insight than a traditional walkthrough video.
Accepting that videos are part of the future of property marketing I have taken part in various videos over the last few years, which started with me presenting myself to the market using iPhone footage in various locations in Fife culminating with a clip showing me flipping tractor tyres in the hallowed grounds of Duffus Park, where I played rugby for the Howe of Fife RFC in the 90s. This production was very much a lockdown project filmed by my son, but whilst unashamedly amateur, it did generate a lot of chatter and broke the mould of agents hiding behind their property instructions and corporate brands. Since then and thanks to the enlargement of the Galbraith marketing team we now have the ability to do our own filming with high quality productions which provide a great platform to promote the properties we market. With the direction of the Galbraith marketing team I have since taken part in various videos describing the market as well as a video presentation of Kingfisher Place, a luxury modern house near Broughty Ferry.
Great time and attention was taken on the setting, lighting and sound quality in addition to editing and making the content interesting and bite size enough for the target audience. Whilst I am sure bucket shop productions will continue to flood social media and agents’ websites I am pretty sure that agent led video will take greater hold in the years ahead.
If you are thinking of selling and are interested in video productions and how the Galbraith marketing team can help you sell your home please do get in touch; it might just give your property the competitive edge. n
Dominic Wedderburn 01334 659 980
Property marketing has changed beyond recognition over the span of my career which is approaching a quarter of a century.
With programmes such as Grand Designs and George Clark’s Amazing Spaces now a wellestablished part of viewers’ TV diet, many will be wondering how they get the opportunity to construct a home for themselves that satisfies their aspirations for something exciting, striking, thoroughly modern, and overall completely unique to them.
In recent times, Galbraith’s Planning and Development Team have been taking the opportunity to explore the amazing planning opportunities afforded by permitted development rights to convert agricultural buildings into homes. Not only does this emerging form of planning provide for an eclectic range of buildings to be developed, offering all variety of sizes, shapes and materials, but also such buildings very often lie in idyllic, rural surroundings offering space and views unrivalled by many conventional self-build opportunities.
Permitted development rights under Class Q of the General Permitted Development Rights Order have been around for some time now in England and a similar form of permitted development is now becoming established through Class 18B in Scotland. Whilst the constraints for eligibility are rather specific for both classes of permitted development, once the change of use is established it opens opportunities to upgrade the planning status to full planning permission, often unlocking further
opportunities to add amazing design flourishes, additional garden space and other significant advantages.
An example of how this planning method can be put to good effect can be seen with an isolated building found in rural Northumberland, a short distance from the popular market town of Morpeth, and within easy reach of Newcastle upon Tyne.
In World War II many airfields were hurriedly constructed by the Ministry of Defence to help with the war effort. Many of these reverted to agricultural use in peacetime. This former aircraft hangar has been providing solid service for several decades as a lambing shed and fodder store. However, it is soon to be transformed into a truly exceptional luxury home. The building lies on the edge of the former airfield, and alongside one of the region’s most renowned enclaves of high quality, luxury housing. Having now secured planning permission for conversion it offers the chance to create a remarkable and thoroughly contemporary new home, providing a spectacular alternative to many of the amazing, but perhaps more predictable, mock Georgian mansion houses within the locality. Moreover, being on the edge of an airfield, this plot of around three acres has an amazing, expansive view to the south over grazing land, an attribute with which few if any of the neighbours can compete.
Given the intriguing shape of the donor building, extensive use of curtain wall glazing is applied to the southern gable to allow light to penetrate well into the core of the building as well as offering glorious views from both floors, internally and from the covered terrace and balcony.
Accommodation is over two floors, and extends to around 7500 ft.2, with 5 large bedroom suites and 3 reception rooms in addition to the spacious integral garage.
Although this may represent a particularly unusual example, we nevertheless find an increasing number of cattle buildings, hay sheds, and even former silage pits, now form the basis of some truly exciting and innovative rural homes. We look forward to seeing these becoming an established part of the rural scene in much the same way as we have now readily accepted the more conventional conversion of traditional stone and brick farm buildings. n
Simon Beeby 07711 739552
simon.beeby@galbraithgroup.com
Over the past three years in particular, with the distinct rise in the ability of many homeowners to work from home and increasing flexibility in where and when people can work, a space in which to set up a home office or business has been of ever increasing importance.
When taking calls from prospective buyers, more often than not we are being asked to find properties with a space to work from home.
One of the ways people have adapted to working from home is reimagining their under used garages or garden sheds and revamping these spaces to suit their needs better. This is a growing trend particularly in the more
rural parts of the country where people are not commuting to work as regularly and properties in such areas are more likely to have some ground and outbuildings, be it a smallholding or traditional rural cottage.
Being separate from the main property, outbuildings are a highly flexible additional space. They may be used as workshop or storage space for those looking to work or set up business from home, they may also offer great potential to adapt to the tourism market (if planning consent allows) to create a residential dwelling for the holiday lets market. Old abandoned bothys and steadings are suddenly considerably more attractive to buyers who see the opportunity for repair and renovation.
There are many garden buildings that come under the outbuilding umbrella, be it a garden room, stone-built or timber shed, hut or even a greenhouse, and when considering how to make your outbuilding more attractive and useful, it is important to consider how to make it fit for purpose. If you are considering using a garden outbuilding as a home office or workshop facility, there are some important things to consider:
Does it have an electricity • supply, or can one be installed easily?
Is there a Wi-Fi connection
• and do you need an extender to boost your signal?
• video calls?
•
How is the sound proofing for
Is the building water-tight?
• be locked up at night and when you are away on holiday?
Is it a secure space that can
• to use the space for work?
Is there adequate natural light
• colleague to join you, or to expand your growing business?
Is it big enough for a work
An outbuilding is very much an asset when it comes to selling your property given the potential alternative uses they offer, from setting up a small business, use as a workshop, conversion into additional accommodation, as a home gym or even housing a classic car collection.
Galbraith can advise on how to present an outbuilding in the best possible light so that buyers can appreciate its potential for a variety of uses.
As estate agents, we are often asked what value outbuildings will add to the property and will they make a difference in the sale price. It is not easy to assign a monetary value to outbuildings but the role they play in attracting more interest and a higher premium over the asking price is not insignificant. When considered as part of the property package, additional outbuildings add a massive attraction for a purchaser and draw in interest, viewings and therefore offers.
A recent example of the draw of outbuildings was a smallholding sale in Perthshire. The property was made up of a small bungalow in need of work, paddocks, and a collection of good sized outbuildings. Without a doubt the majority of the interest from buyers was in the outbuildings and when the
property went to a closing date, the competition was fierce from a variety of buyers from those looking to set up a garage workshop, others wanting to use them for stables and another looking for a space for storage.
Some of the quirky uses for outbuildings we’ve encountered include a dog grooming room, setting up a micro-brewery (or home brewery) and running a handpoured candle making business.
We can advise on how to seek the correct planning permission if required, as well as offer insight into the potential of an outbuilding or whether to invest in a new garden room, so please get in touch with your local Galbraith agent to discuss options. n
Iain Paterson01738 451 111
iain.paterson@galbraithgroup.com
An outbuilding is very much an asset when it comes to selling your property given the potential alternative uses they offer, from setting up a small business, use as a workshop, conversion into additional accommodation, as a home gym or even housing a classic car collection.
Iain Paterson
But coastal homes in Ayrshire –where I live – offer all the advantages of sparkling sea views, fresh air and the wealth of leisure opportunities on the water or on the beach, while remaining reasonably priced compared with many other coastlines up and down the country.
That’s not to say that coastal homes here do not command a premium –indeed they do – but average prices in Ayrshire remain good value, at £186,893 for all types of property combined, far below the average UK house price of £294,000.
The sandy sweep of bay from Troon all the way down to Ayr is a good example of the natural beauty on offer in Ayrshire. Stretching almost seven miles, there is abundant space for walkers, joggers, kite-surfers, paddleboarders, windsurfers and even the occasional horse rider.
The views are second to none, with the granite outcrop of Ailsa Craig off the coast of Girvan and the Isle of Arran visible from most of the region’s beaches. A wonderful day trip in the summer is the ferry to Arran from Ardrossan, lunch in one of the many lovely pubs and cafés on the island and back the same day.
There is an active sailing community here, with excellent marinas at Troon and Largs. The west coast of Scotland is a major draw for experienced sailors, with its challenging waters, isles, inlets and miles of coastline to explore from Arran to Bute, Tarbert or Campbeltown.
Ayrshire has excellent golf courses too – links courses including Trump Turnberry and Royal Troon are extremely popular. In South Ayrshire the local authority has established a number of council-run golf courses which are inexpensive and provide a fantastic alternative to the world famous hotspots.
The region is also well-connected, with easy access to Glasgow via the M77 and Glasgow Airport, while Prestwick Airport is an excellent facility for Ayrshire, offering scheduled international flightsusually without the interminable queues!
Also at Prestwick, the International Aerospace Park is home to a US firm manufacturing satellites and space systems, expected to create 575 skilled jobs in the next few years.
This will provide a further boost to the region and is certainly one to watch.
As I write, the property market is just opening up after the traditional winter lull. Buyers looking to secure a coastal property are prepared to wait, sometimes even for years - but will act very decisively when the right property becomes available. Buyers registered with us include those who have prioritized quality of life, those who are now able to work from home more than they could previously, and those planning ahead for a property that will ultimately be their main base after retirement. The most sought-after coastal properties are those that are also within commuting distance of Ayr or Glasgow, offering the ideal combination of seaside living and accessibility
Plots of land close to the coast are also very popular, offering the ability to build a home entirely to the owner’s specification and style. One plot with planning permission and sea views that we sold recently went under offer just five days after coming to the market. n
Jake Shaw-Tan 07919 182 474 jake.shaw-tan@galbraithgroup.com
The British love of being by the seaside is well known and coastal property wherever you are in the UK will always command a premium, sometimes as much as 40 per cent.
Some of our recent coastal sales in Ayrshire include:
Having a properly mapped and detailed title deed can save you from a world of pain, writes Will
Blair.Rural properties will usually be registered with HM Land Registry in England and Wales and the original title deeds are usually stored in digital format, although in some cases the original paper title deeds may also be held by HM Land Registry.
Before any sale or purchase of property, it is important to examine the title deeds with great attention to ensure that they are correct.
This is particularly the case for rural properties, estates and for historical properties where the title may have changed hands multiple times over the years.
Boundary disputes can be a long and costly process that may also affect the value of your property or your neighbour’s property
Arguments can arise over the exact extent of a landholding, previous partial sales of a property (such as a cottage on an estate) if they were incorrectly registered at the time, access rights, public rights of way or other specific rights such as riparian fishing rights.
The law on boundary disputes is complex and involves evidence from various sources which the courts would usually consider in order to decide the case. These sources may include historical title deeds, any formal or informal agreements with neighbours regarding use of land, access rights or tenancies, witness testimonies and even old photographs. Not having a clear understanding of the boundaries of your property may
cause significant delays to a sale, which could cause a major inconvenience if you are in a property chain or are seeking to free up cash for an alternative investment. Unfortunately we have seen buyers withdraw from a sale where there has been a lack of clarity about the ownership boundaries.
It is also important to address boundary disputes sooner rather than later because if your neighbour has had uninterrupted occupation of a property or land for at least 10 years they could have claim to adverse possession.
The law on adverse possession differs according to whether the land is registered or unregistered. The official figures suggest that around 15 per
cent of all land in England and Wales is yet to be registered with the Land Registry.
Adverse possession, whether intentional or unintentional, of unregistered land is often heavily reliant on historical evidence such as witness statements, old photographs and historical maps. A good understanding of your property and its boundaries will aid succession planning, estate management or refinancing. Knowing exactly where the boundary of your property lies is also an advantage if you have had issues with fly tipping. Generally, from the moment that any rubbish is dumped, it becomes the responsibility of the landowner to remove. Fly tipping is generally reported to the council and it is always worth doing so as it may
enable them to record a pattern if there are repeat offenders in the area. Holding a clearly marked and definitive title plan in this instance is very helpful, as arranging the removal of fly tipped waste can become costly and extremely frustrating, particularly if there is any doubt as to whose responsibility it is.
Another reason why landowners may benefit from clear title is for public liability. One example being that if a pedestrian injures themselves through falling in a pothole on a pathway, there is a potential claim against the landowner, and so being able to quickly and clearly either be absolved from blame, or to have the knowledge to prevent the accident through maintenance or management, saves considerable time and potential expense.
Finally, for rural property owners, ensure that a section 31 map and statement is lodged, which shows public access to the property by permission of the landowner (Section 31(6)). If this is not in place it could mean that a new right of way is established, potentially exposing the landowner to further public rights of way and potentially affecting the value and flexibility of the property.
For advice on rural property sales and purchases, planning issues and estate management, please contact Will Blair. n
Will Blair
07584 383 864
william.blair@galbraithgroup.com
The law on boundary disputes is complex and involves evidence from various sources which the courts would usually consider in order to decide the case.
Will Blair
There are 15 National Parks in the UK, which cover approximately 5.7 million acres. The primary aim of our National Park authorities in England is to enhance and conserve the natural beauty, cultural heritage and wildlife of these areas; and promote opportunities for the enjoyment and understanding of the special qualities of National Parks by the public.
Properties within or on the edge of National Parks can be expected to attract a premium; such a premium can be attributed to the relatively limited supply of properties and the fact that they are typically surrounded by beautiful countryside and rich in cultural heritage.
The rural setting appeals to many people despite the inherent remoteness of many of these properties. Buying a property in a National Park provides easy access to the open spaces of the British countryside, which offers wonderful opportunities for leisure activities, from walking, birdwatching, horse riding, water sports or even caving and bouldering. Time spent in nature can contribute to improved health and wellbeing and the UK’s National Parks now attract 100 million visitors a year.
A significant portion of National Park land is in agricultural use and it is generations of farmers and land managers who have been responsible for maintaining the present landscapes that so many people enjoy today.
Historically, agri-environment schemes have been a particularly important tool for conservation in our National Parks. It has been estimated that the Basic Payment Scheme and agri-environment agreement payments equate to a significant proportion of farm business income for upland and lowland farms within National Parks.
In England, now that we are well and truly in the midst of DEFRA’s Agricultural Transition Plan many farmers are having to assess their farming enterprises, and look into diversification and alternative funding sources.
National Park authorities facilitate grant funded improvements through administering schemes such as the Historic Buildings Restoration Grant, and the more recent Farming in Protected Landscapes scheme. By taking advantage of these schemes, farmers are able to continue preserving the existing landscape and providing new opportunities for the benefit of the wider public.
Each National Park authority sets its own rules with regard to who is permitted to buy within the area and this is often restricted to local residents in an effort to keep rural housing affordable for local people and to prevent properties from being used as second homes or holiday homes.
In order to control development within the National Parks, each authority provides a planning service that takes the national picture into consideration whilst delivering planning that also enables the rural communities to thrive. However, this can prevent the use of permitted development rights which can include extending residential properties. This would need to be addressed by a full planning application which will increase costs and prolong the process of obtaining permission.
The vast landscapes of the National Parks generate a huge amount of interest in terms of tourism which provides numerous opportunities to generate a revenue stream, however it does result in an influx of visitors during the summer months which can put pressure on local services, facilities and roads. This is something to consider if you are buying a property within the bounds of a National Park. n Contact us for more information about rural business management, planning matters, or if you are looking to buy a property in a national park.
Sam Gibson 07769 687 978sam.gibson@galbraithgroup.com
The stunning scenery, pretty towns and villages, myriad of activities and attractions and the fact that the majority of the county is easily commutable to Dundee, Edinburgh, Glasgow and London makes Perthshire a magnet for buyers looking for their next home.
Despite the rising cost of living, the increase in interest rates and the cost of building materials going up, Perthshire’s popularity has continued to pull in a wide variety of buyers from across Britain and abroad with properties continuing to achieve good results and selling well. The level of competition and popularity of this county means that the majority of properties are achieving good
premiums, even with the home report values increasing due to the intense market activity of the last 2 – 3 years. Buyers are willing to pay over and above the guide price to secure their dream home.
After a steady spring, the market here in Perthshire is steadily gathering momentum with an ever increasing number of requests for appraisals, all of which points towards a healthy summer in which a wide variety of properties will be available for sale. We have also seen an increasing number of buyers looking for their dream home meaning demand is still outstripping supply.
When speaking with prospective buyers, we are seeing that the requirements are still focused around space, flexibility and the ability to pursue the dream of living in a more rural location, all of which Perthshire can offer in abundance.
Properties that have some land or a generous garden are particularly popular as are those that offer the space from which to work from home, particularly with the rise of flexible working allowing those who previously had to live close to their jobs more freedom to live further afield.
So far in 2023 the Perth office have had the pleasure of selling a lovely range of properties, from flats in Aberfeldy which offer the opportunity for a weekend bolthole, to remote smallholdings with sweeping glen views, to smart village homes offering a more environmentally friendly way of living, to exclusive country homes with superb facilities. The wide range of properties and opportunities that Perthshire has to offer are why so many buyers are keen to move here. n
To bring your home to the market, or discuss your property needs please contact us: perth@galbraithgroup.com
A delightful country home just outside Crieff with a superb range of traditional outbuildings, one of which was renovated to be a superb home office West Crieffvechter had five bedrooms, a lovely open plan kitchen/dining space, a beautiful, mature garden and additional paddock space too
A lovely four bedroom family home set in the desirable village of Meikleour in rural Perthshire. Superb open plan living space with a study, snug and generous bedrooms as well as a lovely enclosed garden. This energy efficient village home was ideally located to make the most of the superb local amenities.
A delightful traditional farmhouse near the pretty village of dunning, beautiful views across the surrounding farmland, a generous garden and a substantial outbuilding this four bedroom home sat in a superb, highly commutable location.
West Creiffvechter 4 Mercer GreenPerthshire has always been a popular and sought after place to live.
Sam Gibson assesses the relative benefits of upgrading your home and how to add value
Should I invest in a new bathroom or kitchen before putting my home on the market?
In most cases we would advise that it is not worth spending money on a new bathroom or kitchen if you’re thinking of moving house in the short-term. If however you plan to move in three years’ time or longer, it may be worth fitting a new kitchen or bathroom as you will enjoy living in your home over the intervening period with the benefit of the improvement and it will also help the marketing campaign when you do come to sell your home
Which is better – a wood burner or an open fireplace?
Either a wood burner or an open fireplace would be very popular with buyers and are a definite asset to any sitting room, with the difference between the two being primarily a question of personal taste. If you are deciding whether to install one or the other, our advice would be that a wood burner would probably have the edge as they often generate more heat than an open fire and are considered more energy efficient. When not in use, an open fireplace can allow draughts into the home and open fires may be more hassle to clean after use
Should I invest in a high-end outdoor seating area in my garden before bringing my property to the market?
During the pandemic, attractive seating areas were very much in vogue and many people upgraded
their patios or installed a pizza oven or good quality built-in seating. Now that we are all free to socialize in restaurants and pubs again, the value of investing in a premium seating area has reduced. In most cases it may be better to spend on the quality and presentation of the garden overall. A well-presented garden, perhaps with a nice lawn, will appeal to a wide range of buyers.
Should I decommission an oil-fired heating system in favour of an air source or ground source heat pump?
As I write, the excessively high energy prices of the past winter have reduced to more affordable levels but we do not know whether costs will rise again in the coming winter and oil-fired heating remains an expensive option. The government has struggled to help promote renewable energy (and has struggled to discourage traditional heating options) so there is not currently a level playing field. Some homeowners have benefited from a renewable heating incentive payment while others have missed out.
Carbon remains very much the buzzword and the question is whether in the future any government will penalize homeowners for burning fossil fuels. We don’t know the answer but the UK has a goal to generate all electricity from fossil-free sources by 2035 and to be entirely carbon neutral by 2050. All measures that a homeowner can take to improve the insulation of one’s home are
therefore worth the investment and it is certainly worth considering renewable heating systems, perhaps in parallel with solar panels.
Should I invest in a new driveway if I want to sell my home?
The entrance to a property is important and will always make an impression – good or bad – on the person viewing the property. One has a limited time during a viewing to convince the potential purchaser that your home is ‘the one’ so the driveway is worth an investment of your time and money. If you have a gravel driveway, make sure the gravel is even, well maintained, and an adequate depth. If you have a paved driveway, keep it weed free and ensure it is power-washed before any viewings begin.
Which will add the most value to my home and which will help me secure a buyer?
A well-presented garden, perhaps with a nice lawn, will appeal to a wide range of buyers.
Rural property has been massively in demand over the past three years. Post-Covid, people who moved to the country for the first time have learnt to embrace rural ways of living, from online shopping to a weekly commute.
To facilitate this, and enable a good work-life balance, we have seen more home offices being created than ever before.
When weighing up the type of home office that will be most convenient, many people would choose to build a garden office rather than extending their home or converting a bedroom for use as a home office on a semipermanent basis.
It is often possible to achieve a good quality garden office for a relatively modest budget, with a huge range of options and finishes available.
The key criteria to consider are: good insulation for year-round use and a suitably fast internet connection (linked to the domestic Wi-Fi network).
With a new build garden office it is often possible to connect it to a ground source heat pump, or an airsource heat pump if desired. The
quality of the walls, base and roof will determine the efficacy of the insulation and a good quality structure will ultimately help ensure it is sufficiently warm in the winter and cool in the summer.
Future proofing is the other key criteria to consider. Depending on your family situation currently, do you want to plan ahead to create a multi-purpose space for teenagers to socialize in, or are you looking to also create an occasional bedroom for visiting family and friends?
A properly constructed garden room will add value to your home, equal to or greater than the cost of construction and is likely to be popular with purchasers.
As a new building, the process of securing planning permission is likely to be relatively straightforward as you wouldn’t have to contend with ecology surveys or significant environmental issues such as bats discovered roosting in an outbuilding or attic!
In most cases garden offices in your own grounds will not require planning permission, under regulations governing permitted
development, but this is not always the case. The exceptions would include if your home is in an Area of Outstanding Natural Beauty, a National Park or a Special Area of Conservation.
The style and finish of such a building is likely to be in keeping with your property – either a rural, weathered, more rustic style, or perhaps a contemporary building for those living in a town.
The other benefit of a garden office is the potential to combine it with another purpose, such as the creation of a garage, a workshop, or a home gym.
Some people may consider that ultimately they would like to create an additional dwelling in the grounds of their home and the footprint of the garden office is perhaps a template for this future property, subject to all necessary planning consents. If this is the long-term goal, the investment in a standalone garden office would become very worthwhile. n
Sam Gibson 07769 687 978 sam.gibson@galbraithgroup.com
A properly constructed garden room will add value to your home...
Rod Christie, partner and head of residential sales for Inverness and Moray, says the natural beauty of the region is a perennial draw for house-hunters.
In Moray the property market continues to be resilient to the cost of living crisis, and whilst the peaks of the property boom of 2021/2 have eased, there remains sustained demand from buyers. Generally demand exceeds the supply of available property, and we continue to see very good offers being made for the most attractive rural homes.
In Moray homeowners can enjoy a superb rural lifestyle without the premium prices associated with many other parts of the UK.
The region has some of the most beautiful natural scenery in Scotland, from the high peaks of the Cairngorm mountains, to more gently rolling countryside in the east of the region, to its famed salmon rivers such as the mighty Spey and the Findhorn, to
extensive woodlands such as Roseisle Forest.
The coastline from Lossiemouth to Findhorn offers wonderful sandy beaches, often without hordes of visitors even in midsummer and the Moray Firth is a great place to see dolphins. It is no surprise that property here is particularly sought after and any home with a sea view will typically attract considerable interest.
There are a wealth of architectural styles among the properties on offer in the region, from traditional homes situated in historic towns such as Elgin, famous for its cashmere and woolen mills, to modern properties and new builds which often offer advantages such as good insulation, an energy efficient design or heating from an air source or ground source heat pump.
Over the past year we asked buyers registered with us about their ‘wish list’ of property attributes when searching for their dream home. Unsurprisingly, rural properties with land (whether a pony paddock or land for livestock or growing fruit and vegetables) came out top of the list. Buyers expressed interest in living more sustainably and
growing one’s own produce also provides a connection with nature which has been increasingly of interest in recent times. Moray has a wealth of traditional properties, and contemporary homes, with land, in many parts of the region.
The other most desired features noted by potential purchasers included outbuildings, whether for storage, a hobby room, or to set up a business from home, and an attractive view from the property. Again these are perennial favourites among househunters and we are fortunate in Moray to have high quality housing stock that meets these needs.
The residential lettings sector in the region is also buoyant, with more tenants than there are properties available.
If you are considering selling or letting your home in Moray please contact us for an informal discussion.
inverness@galbraithgroup.com n
Rod Christie 07766 250 797 rod.christie@galbraithgroup.com
51 Fife Street, Dufftown, Moray.
An impressive grade C listed house in the desirable Speyside village of Dufftown. Formerly part of the North of Scotland Bank, the house has been renovated to a very high standard.
Originally marketed for a guide price of £500,000.
Riversyde, High Street, Aberlour.
Riversyde is an attractive traditional house constructed of stone and retains many original features including impressive fireplaces and large bay windows.
Originally marketed for a guide price of £535,000.
Old Manse at Craggan, Ballindalloch.
An impressive farmhouse located in an accessible yet very private position to the east of Fochabers. The property comprises a spacious farmhouse, a range of traditional and modern farm buildings and grounds of about 7.88 acres.
Originally marketed for Offers Over £535,000.
There are a wealth of architectural styles among the properties on offer in the region
Rod Christie
Aberdeen 01224 860 710 aberdeen@galbraithgroup.com
Ayr 01292 268 181 ayr@galbraithgroup.com
Blagdon 01670 789 621 blagdon@galbraithgroup.com
Castle Douglas 01556 505 346 castledouglas@galbraithgroup.com
Cupar 01334 659 980 cupar@galbraithgroup.com
Edinburgh 0131 240 6960 edinburgh@galbraithgroup.com
Hexham 01434 693 693 hexham@galbraithgroup.com
Inverness 01463 224 343
inverness@galbraithgroup.com
Kelso 01573 224 244 kelso@galbraithgroup.com
Moray 01343 546 362 moray@galbraithgroup.com
Morpeth 01670 331 500 morpeth@galbraithgroup.com
Penrith 01768 800 830 penrith@galbraithgroup.com
Perth 01738 451 111 perth@galbraithgroup.com
Stirling 01786 434 600 stirling@galbraithgroup.com
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