Superb Equestrian Property in the Heart of Loch Lomond and The Trossachs National Park Hits the Market

A well-appointed equestrian holding nestled in one of Scotland’s most picturesque landscapes has come to market.

Crienich Stables near Croftamie is now available through Bell Ingram, with offers invited over £550,000.

Set within approximately 28.3 acres of rolling pasture, this compact yet impressively equipped property is a rare find for horse owners and equestrian professionals seeking a base in the stunning surroundings of Loch Lomond and The Trossachs National Park.

Purpose-built with the needs of both horses and riders in mind, the property feature a floodlit sand school, ideal for year-round schooling, and a stable block with 15 loose boxes, along with tack and hay rooms. A large steel barn, timber garage, secure steel container, and additional outbuildings provide ample storage for feed, bedding, machinery, and equipment. The land is divided into individual grass paddocks, offering excellent grazing and rotation potential, and is well suited for turnout or small-scale equestrian enterprises.

A two-bedroom static caravan on site provides extra accommodation for staff, guests, or clients.

Built in 2020, the main residence is a modern two-bedroom bungalow constructed using a premium Rob Roy timber kit, designed with practicality and comfort in mind. A fully floored attic offers scope for expansion (subject to planning), allowing the home to grow with your needs.

Sustainability is seamlessly integrated, with 64 south-facing solar panels and battery storage, providing energy-efficient living and reducing ongoing costs.

Carl Warden, Estate Agent at Bell Ingram, comments:

“Crienich Stables offers a truly special opportunity – not only for its high-quality equestrian facilities but also for its incredible location. To live and ride within the peace and grandeur of the National Park is something truly unique.”

For more information or to arrange a viewing, contact Carl Warden at Bell Ingram on 01738 621121.

Setting Realistic Expectations – The Key to Selling Property in Argyll

The Argyll property market is as unique as the landscape itself; beautiful, varied, and sometimes unpredictable. From remote island cottages to lochside homes, demand can fluctuate depending on the season, the economy, and ever-changing buyer priorities. But one thing remains consistent: realistic pricing is the cornerstone of a successful sale.

It’s not uncommon for sellers to list their homes with hopeful price tags. After all, property holds both financial and emotional value. Memories made, improvements done over the years, and the idyllic location can all inflate expectations. However, in today’s market, particularly in rural areas like Argyll, buyers are well-informed and cautious. Many are relocating from urban areas, and they’re doing their homework.

If a property sits on the market for months without serious interest, it’s usually a sign that the asking price doesn’t reflect current market conditions. While it can feel like a step backwards, agreeing a strategic price reduction with your estate agent often leads to renewed interest, more viewings, and crucially, offers.

At Bell Ingram Oban, we’ve seen many sales hinge on that honest conversation about pricing. A modest reduction can reposition a listing across websites and portals, drawing in a wider pool of buyers, and even generate competition. In fact, some of our more recent sales have followed sensible adjustments, proving that realism – not rigidity – is what gets results.

Selling property isn’t just about setting a price and waiting. It’s about understanding the local market, responding to viewing feedback, and being open to change. With the right expectations, and a little flexibility, sellers can achieve a sale and move on to their next chapter with confidence.

For more information on selling property in Argyll, please contact our Oban Estate Agency team on 01631 566122.

Historic Highland Cottage with Panoramic Views Offers Rare Renovation Opportunity in Pitlochry

Nessdale, a remarkable Victorian villa designed by the celebrated architect Dr Alexander Ross, is now available for offers over £750,000 with Bell Ingram.

Built in 1892, Nessdale is not merely a fine period home, it is a rare architectural artefact with deep roots in the cultural and civic development of Inverness. Nestled within the Riverside Conservation Area on Island Bank Road, and set in mature, private grounds that extend to 0.63 acres along the tranquil River Ness, the villa stands as a testament to Ross’s enduring legacy.

Dr Alexander Ross, one of the most prolific and influential architects of the Victorian era, left an indelible mark on the Highlands. Over the course of his career, he was responsible for over 650 buildings, including Inverness Cathedral, schools, churches, civic institutions, and private residences. Nessdale is a personal expression of his style, designed by Ross himself and held by his family for over a century.

Ross’s work helped define the character of Inverness, and Nessdale, along with many of the neighbouring villas on Island Bank Road, exemplifies the elegance and grandeur of his vision. From its commanding presence to its beautifully preserved interior, Nessdale offers a rare opportunity to inhabit a piece of the city’s architectural history.

The villa retains an exceptional range of original Victorian features, including intricately carved fireplaces, ornate cornicing, deep skirting boards, panelled doors, stained glass, and traditional floor tiles. These are complemented by signature Ross elements such as a sweeping central staircase, two glass-roofed pillared verandas, and a south-facing conservatory that bathes the interior in light.

The accommodation includes two stately public rooms, five well-appointed bedrooms, and a grand conservatory – all arranged to highlight light, proportion, and period detail. Outside, the secluded riverside grounds are equally impressive, with mature trees, vibrant shrubs, sweeping lawns, and views across to the Ness Islands. A greenhouse and timber shed complete the picturesque garden setting.

Commenting on the sale, Estate Agent Carl Warden said:
“This is a truly special home, not only for its architectural merit, but for its unique place in the history of Inverness. Nessdale is more than a property; it is a living legacy of Alexander Ross, offering a rare chance to own a part of Highland heritage.”

For more information, or to arrange a viewing contact Carl Warden on 01738 621121.

Historic Highland Cottage with Panoramic Views Offers Rare Renovation Opportunity in Pitlochry

A unique chance to transform a piece of Highland history has come to market in one of Scotland’s most sought-after rural towns.

The Rocks, a detached stone-built cottage dating back to the mid-1800s, is now available through Perthshire estate agents Bell Ingram for offers over £205,000.

Tucked away in a peaceful, elevated woodland setting above Pitlochry, the property commands sweeping views across the Tummel Valley and neighbouring golf course. While delightfully secluded, the cottage remains within walking distance of the town centre, offering both tranquillity and convenience.

“This small cottage enjoys a truly exceptional setting within lovely woodland grounds and breathtaking views,” says Estate Agent Carl Warden. “It presents a rare and exciting opportunity to restore and reimagine a characterful home in one of the Highlands’ most picturesque locations.”

The property has already been stripped back in preparation for a full renovation, with Full Planning Consent and Building Warrant granted. Approved plans include internal restructuring and the addition of roof windows to create upper-floor bedroom accommodation, offering the ideal blank canvas for buyers eager to craft a bespoke countryside retreat.

Pitlochry, a vibrant Highland hub, continues to draw interest from homebuyers and holidaymakers alike. The town boasts excellent connectivity, a rich cultural scene, and a full suite of amenities from supermarkets and schools to independent shops, healthcare services, and outdoor attractions.

For further information or to arrange a viewing, contact Carl Warden at Bell Ingram on 01738 621121.

 

Understanding the Enhanced Greening Changes Coming in 2026

Everything farmers need to know under Scotland’s Agricultural Reform Programme

By Louise Finnie, Graduate Surveyor

As part of the Agricultural Reform Programme (ARP), a new Enhanced Greening payment will be introduced from 2026. Under the Enhanced Greening requirements, a greater number of farm businesses will be required to actively manage Ecological Focus Areas (EFAs) on arable land in order to receive the 30% Greening component of their Basic Payment Scheme (BPS) payments.

If you’re a farmer or land manager, it’s worth getting to grips with these upcoming changes now. While many holdings will already meet the new standards as part of their usual practices, there are several updates and new requirements that could affect how you plan for 2026 and beyond. These changes will mean that a greater number of businesses, including those previously exempt, will be required to undertake greening measures.

Below is a summary of the key updates drawn from the Scottish Government’s latest Greening guidance, focusing on the main changes to the existing Ecological Focus Area (EFA) rules and new EFA options being introduced.

What’s Changing from 1st January 2026?

The first key change to note is the removal of the previous 75% Grassland and Temporary Grassland exemptions from greening requirements. As a result, from 2026, any holding with more than 15 hectares of non-organic arable land – including temporary grassland – will be required to implement greening measures. Fully organic operations will remain exempt. From 2026, 5% of eligible arable land must be designated as an Ecological Focus Area (EFA). The requirement to maintain a lime and fertiliser plan has been removed.

EFA Plan Requirement

You no longer need to submit an EFA plan with your SAF (Single Application Form). However, an up-to-date plan must still be created and kept on file in case of inspections.

Updates to Existing EFA Requirements

EFA Fallow

Fallow areas must be planted with either: Temporary Grassland (with at least three flowering species), Wild Bird Seed mix, Wildflower mix, or a Soil Conditioning crop. If you plan to claim EFA Fallow on Machair Common Grazing, the land must be managed solely through natural regeneration from stubble. A species list for these can be found in the scheme guidance.

EFA Margins

The minimum width requirement for margins has been increased from 1 metre to 3 metres. While the classification rules for margins remain unchanged, 1 and 2 metre margins are no longer eligible for Ecological Focus Area (EFA) claims. New grass margins must feature a diverse sward with pollen-bearing plants. A species list for these can be found in the scheme guidance.

EFA Catch Crops

The range of crop types eligible for under-sowing has been expanded to include oilseed rape and maize, in addition to cereals. Post-harvest, spot-treatment with herbicides is now permitted for the control of injurious and invasive weeds.

EFA Green Cover

The list of allowable species has been expanded to include Alsike clover, Crimson clover, Buckwheat, Kale, and several others. Additionally, the previous grazing restriction has been lifted, allowing grazing to take place before 31 December.

EFA Nitrogen-Fixing Crops

New eligible crops now include alsike clover, berseem clover, red clover, sweet clover, and fenugreek. These crops may be harvested before 1st August, provided that a minimum 3-metre EFA margin is maintained around the field. The use of herbicides and fungicides is now permitted. For the main EFA nitrogen-fixing crop claim, this crop must constitute no more than 75% of the total area claimed as nitrogen-fixing crops. You may sow either a single species or a mixture of legumes, ensuring that nitrogen-fixing species are predominant by seed weight when mixed with other crops. The predominant nitrogen-fixing crop for each claimed area must be declared as the land use on your Single Application Form.

EFA Permanent Grassland

If EFA areas are sited on permanent grassland (e.g., margins), these will count as arable for Enhanced Greening calculations.

Example:

• • Total holding = 125ha
  • Arable land = 100ha
  • EFA requirement (5%) = 5ha
  • If all 5ha of EFA is on grassland, it is added to arable:
    100ha + 5ha = 105ha, requiring a revised EFA area of 5.25ha

EFA Hedges

The definition of a hedge has been revised, reducing the allowable gap for claiming from up to 20 metres to 5 metres, in order to encourage replanting. Additionally, the permitted dates for hedge trimming have been amended. When claiming hedges for EFA, trimming or lopping of tree branches is now prohibited between 1st March and 1st December, except in cases related to road safety or the establishment of a winter crop. Best practice is to plant margins alongside hedges to avoid trimming conflicts.

New EFA Options for 2026

There are four new EFA options being introduced from 2026. The following provides a summary of the options but does not include full detailed guidance.

EFA Low Input Grassland

This new option aims to improve soil and biodiversity while cutting costs. This option is not permitted on rough grazing parcels. The application of inorganic fertilizers, over-grazing, and poaching of any areas is prohibited. However, the use of organic fertilizers, farmyard manure (FYM), and seaweed is allowed.

Field management for grazing must include one of the following practices: grazing, rotational grazing with designated rest periods, or cutting for hay or haylage with grass properly tedded out. Additionally, grazed pastures must be managed with limited nutrient inputs, and a 3-metre uncut margin must be maintained to encourage the growth of flowers and seed. This margin should be grazed only after the grass has set seed. In terms of weighting factors, EFA Low Input Grassland is a Contribution of 0.2. 

EFA Herb and Legume Rich Pastures

The purpose of this new option is to achieve and maintain species diversity within existing rotational or improved permanent grass swards through over-seeding or reseeding with a diverse grass species mix. This practice extends the duration of grassland within an arable rotation, enhances soil organic matter, and reduces cultivations that contribute to carbon release. You must ensure that the arable sward contains at least three different herbs or legumes listed in the guidance table. The mix must include at least one legume, and you are required to retain evidence of the diverse seed mix used. The application of inorganic nitrogen fertilisers and plant protection products is prohibited, except for spot treatments of herbicides targeting injurious, invasive, or other specified weed species. In terms of weighting factors, EFA Herb and Legume Rich Pastures is a contribution of 1.5.

EFA Unharvested Crop

Areas of unharvested crops serve as valuable habitats for farmland biodiversity, support wildlife and ecological networks, and contribute to improved water quality. For this option, you must establish a single-species crop, which can be a spring- or autumn-sown cereal, an oilseed crop, or a spring-sown pea or pulse crop. The crop area must be between 6 and 20 metres in width. No plant protection products may be applied to the unharvested crop area from 1st January to 31st December, and the use of nitrogen fertiliser is prohibited. However, phosphate and potassium may be applied to maintain soil fertility. The area must remain unharvested throughout the year, though grazing is permitted after 31st December. EFA Unharvested Crop has an EFA Contribution of 1.5.

EFA Agroforestry Low Density Planting

Agroforestry systems offer several environmental benefits, including the creation of diverse habitats for wildlife, reduction of runoff and soil erosion, provision of shade for livestock, and potential opportunities for income diversification. For this option, the declared area must maintain a low tree density of 20 to 50 trees per hectare, with each tree protected by cactus guards or similar and plastic tree guards, established on permanent grassland. In arable settings, trees should be planted in rows with sufficient spacing to allow machinery to operate efficiently, and must be protected with guards to prevent browsing. Only native tree species, including fruit trees, are permitted. EFA Agroforestry Low Density Planting has an EFA Contribution of 2.0.

In Summary

While the changes may seem significant at first glance, many farming operations will already align with these requirements through current practices. Nonetheless, it’s essential to review your SAF plans for 2026 and consider any adjustments that may be needed to ensure eligibility for the Enhanced Greening payment.

Finally, please note that EFA requirements for 2026 will apply only to BPS claimants with 15 hectares or more of arable land, including temporary grassland (TGRS), in their claim. It is anticipated that EFA requirements may be extended to include permanent grassland (PGRS) from 2027. However, no decisions have been made regarding the inclusion of rough grazing (RGR) or what specific options may apply in future.

If you have any questions or would like to discuss how these changes may impact your business, don’t hesitate to contact one of our rural consultants. We’re here to help you navigate the road ahead.

 

Bell Ingram Announces Key Promotions Across UK Offices

Land and property specialists Bell Ingram have announced a series of senior promotions across the business, following a meeting of the full Partnership on 23 May 2025.

Five team members have been promoted to Associate: Pippa Reynolds (Thirsk), Anastasia Young (Beauly), Hamish Hope (Beauly), Johanna Wiseman (Perth), and Mhairi Walker (Perth). In addition, Garry Dimeck (Perth), Moira Webley (Perth), and Joanne Stennett (Beauly) have been promoted to Senior Associate.

Mark Mitchell, Managing Partner at Bell Ingram, said: “These well-deserved promotions reflect the strength and depth of talent across our offices. Each individual has made a significant contribution to the business, and their progression recognises both their professional achievements and commitment to delivering for our clients.”

Associate Promotions

Pippa Reynolds is a RICS Chartered Surveyor based in Thirsk. Since joining Bell Ingram in 2018, she has worked across the North of England with a focus on rural land management for clients in the utilities and renewables sectors. She holds a degree in Rural Enterprise and Land Management from Harper Adams University, which she completed via the apprenticeship route.

Anastasia Young, based in Beauly, is a RICS Chartered Surveyor specialising in the management of rural estates across the Highlands. She joined Bell Ingram in 2023 and holds a BA (Hons) in Rural Business Management from SRUC.

Hamish Hope, also based in Beauly, is a Chartered Surveyor and Registered Valuer with an MSc in Real Estate Management and Investment from Edinburgh Napier University. He advises clients on a broad range of rural property matters including estate management and diversification.

Negotiator Johanna Wiseman, based in Perth, has over 15 years’ experience in estate agency and has been with Bell Ingram since 2014. She is a qualified Sales and Lettings Negotiator and holds an ARLA Level 6 qualification in Residential Letting and Property Management.

GIS Analyst Mhairi Walker joined Bell Ingram in 2021 and is based in Perth. She is responsible for spatial analysis, data management and cartography, supporting clients across the renewables, utilities, rural land management and forestry sectors. She holds a Masters in Geographical Information Science from the University of Edinburgh.

Senior Associate Promotions

Joanne Stennett leads the Estate Agency team in Beauly. With over 17 years’ experience marketing prime residential property in the Highlands and Islands, she is recognised for her strong client relationships and local market insight.

Moira Webley is part of the residential property team in Perth, where she supports day-to-day operations and client management. She joined the property sector in 2006 following a career in legal conveyancing and has developed deep expertise in the Perthshire market.

Garry Dimeck is a Planning Consultant based in Perth who provides professional town planning advice across Scotland and the wider UK. Drawing on senior planning experience in both public and private sectors, Garry works with individuals, landowners, businesses and community groups to help de-risk development proposals and guide them through the planning system to achieve positive outcomes.

Bell Ingram operates across Scotland and Northern England, offering professional services in rural land and estate management, forestry, renewables, property sales, valuations, and geographic information systems.

For more information, contact Marketing Manager Alison Lowson on 01738 621121 or email alison.lowson@bellingram.co.uk