An attractive amenity farm with a renovated farmhouse and adjoining cottage in an idyllic riverside setting, with environmentally friendly renewable energy sources. For sale as a whole.

Gruinards Farm is a residential farm extending to 179 acres. It was purchased by the current owner in 2015 and comprises a traditional farmhouse, cottage, outbuildings, productive pasture used for grazing livestock and hill ground with opportunities for red deer stalking. The farm enjoys frontage to the River Carron and excellent views across the Strathcarron valley.

A two-storey farmhouse of traditional stone construction with environmentally friendly renewable energy sources. The house has been refurbished to a high standard and well maintained. It is fully insulated, double glazed and incorporates renewable energy solutions, including ground source heating and solar panels.

The ground floor benefits from underfloor heating and spacious accommodation, including a kitchen/ diner, utility, lounge and wet room. On the first floor there is a master bedroom with an en-suite, two further bedrooms and a bathroom. There is a large attic for storage.

Accessed externally and to the rear of the farmhouse, there is a plant room, which also provides additional storage.

Particular features of the farmhouse include a beautifully designed oak kitchen, glass panelled oak internal doors and a wood-burning stove.

The layout and dimensions of the accommodation are shown on the floor plan within this brochure.

Farm cottage: Perpendicular and connected to the farmhouse is the charming farm cottage, of similar traditional construction to the farmhouse. It too has been recently renovated with energy efficiency in mind; featuring an air source heating system. Likewise, it benefits from under floor heating on the ground floor.

Until recently the vendor has let the cottage as a holiday let through It is rated as 4-star accommodation and provides a useful income stream. It has been estimated that the cottage could achieve an occupancy of 30 weeks per annum.

Split over two levels, the cottage comprises an open plan kitchen, dining room and lounge (featuring a wood-burning stove), a shower room and two bedrooms.

There is potential for the farmhouse and cottage to be combined to form one large dwelling.

Land and Farming: In total the farm extends to approximately 179 acres which is bisected by a minor public road.

The land rises from 20 metres to the north at the River Carron to a high point of 147 metres at the peak of Baile Buidhe towards the south.

The ground is categorised as grade 5 by the James Hutton Institute, and is largely capable of use as improved grassland. There are small areas of amenity woodland, including a bluebell wood and a stream cascades down the hillside to the west of the property.

On the north side of the road the land is a combination of in bye ploughable and permanent pasture. These enclosures are installed with automatic re-filling water troughs for livestock, naturally sourced.

The higher ground to the south, provides hill grazing and is where an original stone-built sheep fank is located.

The fencing across the property is in good stock proof condition.

We understand that the southern-most section of hill ground, extending to 147 acres, is identified as common grazings. In addition to the vendor, three local crofters have a right to graze livestock on this area. We are advised that historically only one exercises this right.

Sporting: The sporting rights are in hand.

The inclining nature of the farm presents plenty opportunity for enjoyable rough shooting and the hill presents opportunities for deer stalking.

The frontage to the River Carron allows for trout fishing.

Renewables: As well as assisting to provide energy to the residential properties, the renewable solutions installed at Gruinards Farm provide a source of income.

Renewable Heat Incentive (RHI) payments are received for the ground and air source heating, equating to approximately £640 quarterly.

In regard to the solar panels which equate to 4kW of energy, as well as helping to provide electricity to the houses, a Feed in Tariff is received annually. In 2017, this was in the region of £840.

This property has 179 acres of land.


Garden, grounds and policies The property is accessed directly from the public road, across a cattle grid, guarded by four griffin statues elevated on stone pillars. A gravelled driveway leads to the doorways of the farmhouse and farm cottage, where there is ample space for parking, seating areas and a pond.

Adjacent to the cottage is a traditional stone barn, which measures approximately 14m x 4.76m; it is served by both water and electricity. The barn houses the laundry and accommodates a useful workshop. There is plentiful storage space in the floored loft above, accessed by a staircase. The barn may have potential to be converted into residential accommodation, subject to receiving the necessary planning consents.

There is a large detached double garage, with space for two vehicles, a lean-to shed currently used to store wood, and a stone-built pump house, which internally is divided in two; one section accommodating the borehole and the other with the potential to be used as an office or private gym.

The remainder of the traditional steading has been largely dismantled, leaving a large paved and enclosed courtyard, perfect for outdoor dining. The stone water troughs have been planted with flowers and shrubs.


Gruinards Farm is located in a private and tranquil situation, approximately 3.5 miles to the west of the village of Ardgay. Found amidst some of the finest mountain scenery in Scotland, on a quiet country road and with frontage to the River Carron, Gruinards Farm is the ideal rural Highland retreat.

The nearby villages of Ardgay and Bonar Bridge offer a range of services including local shops, a post office, bank, library, pub, restaurants and hotels.

Gledfield Primary School provides primary schooling, and secondary education is available at Tain Royal Academy. Gordonstoun School is the closest private school situated 73 miles to the south east. There are also a number of campuses linked to the University of the Highlands and Islands as well as the Scottish Agricultural College south of Inverness.

The closest golf club is a 9-hole course at Bonar Bridge. There are 18-hole courses at Tain, Brora and Golspie and a world famous championship course at Royal Dornoch, 15 miles east.

Inverness, the capital of The Highlands, provides a range of retail parks and supermarkets as well as many entertainment, cultural and medical facilities.

The closest airport with scheduled domestic and international flights is Inverness Airport. Ardgay has a railway station on the Far North line which runs services to Thurso, Wick and Inverness.

For those enthusiastic about the outdoors, there are many opportunities locally for walking, cycling, horse riding, salmon fishing, shooting and stalking.

The area is attractive to tourists and its popularity has increased due to the nearby North Coast 500 route, Scotland’s take on America’s Route 66.


From Inverness, take the A9 North. At the Tore roundabout take the third exit continuing on the A9 (signposted Wick & Thurso). At Evanton turn left onto the B9176 road (known as ‘The Struie’) signposted to Ardgay. Once in Ardgay turn left onto the unclassified road signposted to Culrain, Croik & Inveroykel. Follow this road for approximately 3 miles. The entrance to Gruinards Farm is located on the right hand side.

Postcode: IV24 3BW

Read all

Other features

  • Recently renovated 3-bed farmhouse with an adjoining 2-bed cottage
  • Incorporating eco-friendly renewable energy installations
  • Attractive amenity farm extending to 179 acres
  • Useful range of traditional outbuildings
  • Private and tranquil riverside setting

Other details

  • Floorplan
  • Map & Street View
Map View Street View
Ref: INV180112

Ardgay Sutherland IV24

Offers Over

Ref: INV180112

Ardgay Sutherland IV24

Offers Over