A rare opportunity to acquire a combination of salmon fishing rights and ownership of parts of the riverbank and bed over nearly 4 miles of the middle course of one of Europe’s most celebrated riverine habitats.

The subjects of sale comprise two of the best known and historically productive ‘beats’ of the world-renowned River Tay – one of Europe’s most celebrated Atlantic Salmon fisheries and one of the most pristine of the continent’s riverine habitats.

Almost adjoining each other and lying on either side of the famous 7-arch Thomas Telford bridge in Dunkeld, the two beats provide world-class salmon fishing across 30 named pools and nearly 4 miles of this majestic river together with the opportunity for a stake in the ownership of a thriving river ecosystem which supports healthy populations of rare and fragile protected species including freshwater pearl mussels, river and brook lampreys, otters and beavers as well as the Atlantic Salmon for which the River has achieved world renown.

Known as the Dunkeld House and Newtyle beats respectively, ownership of these two stretches of river – which are contrasting and variable in their nature and appearance – provides the owner with the opportunity to continue to operate successful commercial rod-and-line salmon fisheries catering for sportsmen and women from around the world but also to explore new opportunities for leisure and eco-tourism by harnessing the combination of the exquisite natural capital that the river has to offer with the huge local demand for recreational tourism.

Ownership of both beats comprises a combination of the salmon fishing rights only together with ownership of the riverbank and river bed in places. Both beats benefit from excellent vehicular and pedestrian access.

Lot 1 – The Dunkeld House Water

Surrounded by stunning Scottish countryside and at the heart of the River Tay’s middle course, the Dunkeld House Water – or ‘Beat’ to use its traditional name – is a renowned deep-pooled section of river famous for its exceptional salmon fishing and majestic backdrop.

From an angling perspective, the ambience of riverbank beauty and the hypnotic flow of the stream make it a perfect escape for the lone fisherman, a group of friends or a corporate party, whether seasoned anglers or complete beginners.

Dunkeld House is one of the very few Tay beats that offers a realistic opportunity of catching a fresh Spring salmon on the Tay’s 15th January opening day each year, such is its attraction for resting fish. It’s a true ‘half way house’ for running salmon that are heading for Loch Tay and beyond. By the time the fish have battled the faster water of some of the downstream beats prior to arriving in the more relaxed pool flows of many of the Dunkeld House Water, they are ready for a rest.

With 14 named pools that suit both fly fishing, spinning and a tactical boat approach, it’s easy to understand why this beat is so popular with visiting salmon fishers. There is never a day of the River Tay fishing season that salmon cannot be caught here, for the simple reason they are always present from January to October.

Fishing is for up to 8 rods (although 6 is more customary) providing a combination of boat and bank fishing with relatively easy wading.

Fishing Huts At present, there is a timber-built fishing hut overlooking the Lady pool and with vehicular access to a car park beside the hut. Well-suited to its purpose and including kitchen facilities, ladies and gents WCs and a covered deck overlooking the river, this hut is situated on land owned by the adjoining Dunkeld House Hotel and is leased from the owners of Dunkeld House on a year to year basis.

For a longer term solution, the owners have applied for and been granted planning consent for a new hut with adjoining parking area on land which forms part of their title and to which they benefit from vehicular access at the upper end of the Dunkeld Water overlooking the Ivy Tree pool.

Details of the consented permission together with elevations and floor plans of the consented hut are available to view online via the Perth and Kinross Council planning portal (https://www.pkc.gov.uk/article/14996/Viewand- comment-on-planning-applications) with the reference 18/00210/FLL.

Riverbanks and Access The subjects of sale include ownership of the riverbank and solum of the river (river bed) up to the mid-point over the north bank together with the exclusive salmon fishing rights over the entirety of the south bank providing the purchaser with uninterrupted ownership of the salmon fishing rights over two miles of the middle River Tay together with partial ownership of the riverbank and bed.

There are formal rights of both pedestrian and vehicular access to the Dunkeld House Water including to the existing and proposed fishing hut sites.

Ghillie/Fishing Tenant Prior to the current owners’ purchase of the Dunkeld House Water, the previous owner let the beat to a fishing tenant who, in turn, employed both full and part-time ghillies.

Following their purchase, the current owners engaged and directly employed a full-time ghillie together with part-time assistance. Whilst this worked well, a change in management policy has seen the beat let to a single tenant on a year to year basis for the duration of the 2020 and 2021 fishing seasons.

With this lease ending in October 2021, the purchaser will take ownership without the obligation for the transfer of undertakings associated with taking over an existing employee.

Leisure and Amenity The Dunkeld House Water adjoins the grounds of the privately-owned Dunkeld House Hotel – a luxury country house hotel set in expansive and mature grounds which offers guests high quality accommodation, services and facilities within a mature landscape setting.

Aside from its outstanding proximity to enable anglers to stay within short walking distance of the beat and make use of the hotel’s facilities to complement their angling experience, there is the potential for the future owners to harness the wider commercial opportunities associated with owning the consent to build a riverside hut together with access to the river by boat.

The wildlife of the river and its banks includes some of the UK’s rarest species of fish, bird, mammal and mollusc and there may be a commercial opportunity to be explored in presenting these attractions and encouraging access to and presentation of them to a burgeoning local tourist population.

Water sports in the form of kayaking, canoeing, paddle boarding and inflatable rafting are a feature of the River Tay where responsible access to the river is granted to the general public in Scotland by law.

There is a generally respectful interaction between canoeists and rafters and anglers which enables both to enjoy their chosen pastime without disturbance by the other. With the Dunkeld House beat benefiting from rights of vehicular access to the river and the consented site of a new hut, the future owner has the opportunity to capitalise on both forms of enjoyment of the river and its habitat.

Current and Future Management Current management of the beat provides rod and line fishing for let on a daily, half weekly and weekly basis for individuals and parties of up to 8 rods. The current fishing tenant is responsible for managing bookings and maximising revenue and pays an annual rent to the sellers.

Detailed information about the income and expenditure of the fishings business is available to seriously interested parties following a viewing.

The future management of the beat is entirely at the discretion of the purchaser. This could focus purely on offering salmon fishings for let as at present and/or could explore alternative opportunities for revenue which make use of the boats and the huts on the beat and provide alternative forms of customer experience which showcases the wider attractions of the River Tay’s habitat, wildlife and natural capital.

Lot 2 – The Newtyle Water

Situated a short distance downstream of the Dunkeld House Water with just the short stretch of the Dunkeld and Birnam Angling Association Water separating the two beats, the Newtyle beat of salmon fishings is also one of the most highly regarded and beautiful beats on the Middle River Tay.

Extending to just over a mile of double bank salmon fishing together with just under a mile of single (right) bank fishings together with a similar extent of single (left) bank fishings rented on an annual basis, the Newytle Water is another extremely attractive section of the middle River Tay where ownership combines both salmon fishing rights in perpetuity together with ownership of part of the riverbank and solum (river bed).

A popular and accessible beat, the Newytle Water is fished by up to 8 rods across 16 named pools which provide fishing from the bank and boat. Depending on water levels and fishing at its best with 1ft 6in of water on the gauge, the beat is well suited to anglers of all persuasions and capabilities with pools of varying character offering fly fishing, spinning and harling depending on the anglers’ preference, time of year and state of the water.

The banks are well maintained and there is good vehicular access and a car park.

Fishing Huts The Newtyle Water has a simple but well-appointed timber-lined fishing hut above ‘The Boil’ pool that includes a fireplace, veranda, a store room and a WC and is complemented by an outdoor picnic bench/ barbecue area and car park with space for several cars. This hut is situated on land forming part of the adjoining Murthly & Strathbraan Estates and is occupied and operated by the owner of the Newtyle Water on a grace and favour basis.

Situated on the opposite (left) bank with vehicular access directly from the Dunkeld to Caputh public road is a small boathouse building which is situated on land forming part of the ownership of the Newtyle Water. This site has the potential for a replacement boathouse and fishing hut/cabin subject to planning permission.

Riverbanks, Leased Fishings and Access The subjects of sale include ownership of the riverbank and solum of the river (river bed) up to the mid-point over the north bank together with the exclusive salmon fishing rights over the entirety of the north (left) bank for over a mile of the middle River Tay together with ownership of the salmon fishing rights only for a further 0.86 miles of the south (right) bank.

There are formal rights of both pedestrian and vehicular access to the Newtyle Water including to the existing fishing hut and boat house sites.

In addition to the subjects owned, the owners of the Newtyle Water currently lease – on a year to year basis – the salmon fishing rights over the majority of the north (left) bank opposing the upper half of their right bank fishing rights ownership. Whilst renewal and continuation of this lease cannot be guaranteed in future, the effect – for as long as these additional fishing rights are leased – is that the owner of the Newtyle Water benefits from control/ ownership of the salmon fishing rights for over two miles of the River Tay.

Ghillie A ghillie/boatman is employed on a full-time basis on the Newtyle Fishings. He lives off the property. An enthusiastic and capable angling guide as well as a fountain of knowledge on the flora and fauna of the River Tay system, the Newtyle ghillie is highly regarded by the vendor and it is their firm preference that the purchaser of this lot continues their employment under Transfer of Undertakings (Protection of Employment) legislation.

Leisure and Amenity The wildlife of the river and its banks includes some of the UK’s rarest species of fish, bird, mammal and mollusc and there may be a commercial opportunity to be explored in presenting these attractions and encouraging access to and presentation of them to a burgeoning local tourist population. A particular feature of the location of the Newtyle beat is the presence beside the beat of the ‘Birnam Oak’ – a centuries old and one of Scotland’s most iconic trees thought to be one of the sole surviving remnants of the great forest which once straddled the banks of the Tay and was celebrated in Shakespeare’s Macbeth as the famous Birnam Wood.

Water sports in the form of kayaking, canoeing, paddle boarding and inflatable rafting are a feature of the River Tay where responsible access to the river is granted in favour of the general public in Scotland by law.

There is a generally respectful interaction between canoeists and rafters and anglers which enables both to enjoy their chosen pastime without disturbance by the other. Ownership of vehicular access to the existing fishing hut and boathouse may give the future owner the opportunity to capitalise on both forms of enjoyment of the river and its habitat.

Current and Future Management Current management of the beat provides rod and line fishing for let on a daily, half weekly and weekly basis for individuals and parties of up to 8 rods. The vendor and their ghillie is responsible for managing bookings and maximising revenue.

Detailed information about the income and expenditure of the fishings business is available to seriously interested parties following a viewing.

The future management of the beat is entirely at the discretion of the purchaser. This could focus purely on offering salmon fishings for let as at present and/or could explore alternative opportunities for revenue which make use of the boats and the huts on the beat and provide alternative forms of customer experience which showcases the wider attractions of the River Tay’s habitat, wildlife and natural capital.

Situation

The Dunkeld House and Newtyle beats lie within the middle course of the River Tay – a notably attractive part of the Tay valley where the mighty river carves its gliding course through steeply sloping and heavily wooded banks which are reminiscent of some of the great rivers of British Columbia or Alaska in appearance. Such is the renowned beauty of the Dunkeld area, it is designated as one of Scotland’s 40 National Scenic Areas (NSAs).

The ancient town of Dunkeld lies between the two beats on the north bank of the River. Once the ecclesiastical capital of Scotland, the picturesque village is steeped in Scottish history and is the setting of the magnificent Dunkeld Cathedral, which dates from the 14th Century and overlooks the Dunkeld House beat.

Today, Dunkeld serves the surrounding rural community with a range of independent shops and services that cater for day-to-day needs including several hotels and restaurants. The neighbouring village of Birnam, which is well-known by literary enthusiasts as the favoured Scottish holiday-spot of Beatrix Potter, has a Railway Station which provides sleeper services to London, as well as more local connections to Perth, Pitlochry, Inverness, Edinburgh and Stirling.

Often referred to as the ‘gateway to the Highlands’, Dunkeld has been a favoured tourist destination since the railway first reached the town in the 19th Century. Local attractions include the Hermitage Woodland Gorge, Birnam Arts and Beatrix Potter Exhibition Centre, The Loch of the Lowes Visitor Centre and Wildlife Reserve, as well as the House of Bruar Retail Emporium and Blair Castle at Blair Atholl. The surrounding landscape is regarded as amongst the most picturesque in Scotland and there is a wealth of walking, cycling and mountaineering, equestrian and water sports opportunities nearby.

Perth is within a 20-minute drive via the A9 Trunk Road and offers a comprehensive range of services and facilities with high street shops and retail parks, bars and restaurants, concert hall and cinema, a hospital and leisure centres.

The River Tay The River Tay is Scotland’s longest river with a catchment area of 2,000 square miles.

The river runs for some 117 miles and passes through the dramatic countryside of Argyll and west Perthshire and, after Loch Tay, is joined by many tributaries on its course downstream including the Lyon, the Tummel, the Isla and the Almond.

The river passes through a variety of Highland scenery and rich rolling farmland to the ancient city of Perth and the North Sea via the Firth of Tay.

Directions

Directions

By Train – Kings Cross to Dunkeld & Birnam – 6hrs 17mins. Caledonian Overnight Sleeper from London to Edinburgh – approximately 8hrs.

By Air – Flights from all major London airports to Edinburgh – Approximately 1hr.

By Car – From London via M6 – 8hrs 11mins.

For Sat Nav purposes please use postcode PH8 0HX (for Dunkeld House Water) and for Newtyle Water follow directions as follows:

From the A9 heading north from Perth, turn onto the A984 signposted to Birnam. Just before entering the village, take the private road signposted “Newtyle Fishings” on the right hand side. This road leads for several hundred metres to the car park beside the fishing hut.

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Ref: SFA210050

River Tay Perthshire PH8

Offers Over
£1,100,000

Ref: SFA210050

River Tay Perthshire PH8

Offers Over
£1,100,000