For full details please request a copy of the brochure
Introduction to Garabal Estate
Garabal extends to approximately 1,767.4 hectares (4,367.3 acres) and offers the sporting enthusiast an opportunity to develop and capitalise on the inherent potential of the Estate as well as
enjoying the benefits of a maturing productive forest.
The Estate offers an attractive mixture of mainly afforested lower slopes running the length of its southern and eastern boundaries and open hill deer forest which dominates the northern two thirds of the Estate. There are also two elevated lochs, Lochan Srath Dubh-uisge and Lochan Beinn Damhain which offer truly wild trout and char fishing opportunities.
Altitude ranges from just over 20 metres above sea level at the eastern periphery of the Estate to 684 metres above sea level at the top of Beinn Damhain. Topography, as could be expected
in this wonderful Highland location, is moderately to steeply sloping through the afforested areas and across the open hill, providing a diverse and sometimes challenging hill and woodland stalking.
A range of wild feathered game is also present, including woodcock and a few grouse, which have primarily been shot on walked up days during the current owner's tenure. There is potential to
improve the wild game habitat through some strategic planting, thinning and clear felling alongside a new integrated forestry and sporting management policy.
Tree cover at Garabal was predominately planted in 1983 and is managed in accordance with a management plan which has been agreed with Forestry Commission Scotland. Harvesting of
sections of the commercially productive crops could provide a realisable income stream in the near future as the trees reach financial maturity.
History of Garabal
In the 12-14th Centuries, much of the land around Loch Lomond belonged to the Lennox family. The Earls of Lennox granted lands to other favoured families, which included the MacFarlanes, Colquhouns, Buchanans, Grahams and MacGregors. It is therefore likely that the MacFarlanes, a clan descended from Alwyn, Earl of Lennox whose youngest son received lands near Arrochar at the head of Loch Long, held the land at Garabal. The
MacFarlanes would likely also have owned much of
this area north of Arrochar until the mid-18th century.
Historical accounts suggest that the clan, like many of their contemporaries, regularly undertook night raids on their neighbour's cattle, so much so that locally the moon was referred to as "MacFarlanes lantern.
Garabal Hill is located immediately to the west of
Inverarnan, which has one of Scotland's oldest licenced premises the Drovers Inn which is reported to have opened its doors in 1705. In the bygone era from which the pub derives its name, drovers would drive cattle down the side of Loch Lomond to the markets in the south. The most
famous being Rob Roy MacGregor who lived from 1671- 1734 and whose life has been immortalised in text and film.
Garabal Hill provides spectacular views of the surrounding countryside, including the internationally acclaimed Loch Lomond, recognised not only for its beauty, but also for its outdoor pursuits and water sports. Maol an t-Sratha,
which lies at the western periphery of the Estate, offers panoramic views of Loch Sloy to the southeast with Ben Vorlich beyond and Beinn Ime and Dubha to the south, Maol Meadhonach to the north and the rest of Garabal Estate as it spreads out beneath to the east.
Location, Travel and Directions
Garabal Estate lies on the eastern periphery of Argyll county. It is approximately 52 miles from Glasgow to the south, 95 miles from Edinburgh to the south east and 80 miles from Perth to the east.
Travelling on the A82 (from the north or south) turn west onto the A83 at Tarbet and follow this road for approximately 8 miles passing Arrochar and Ardgarten before climbing steadily to the Rest and Be Thankful Commemorative Stone. From here, continue on the A83 for approximately 1.25 miles and the access to Garabal is on your right after you have entered a long left hand bend and crossed a small bridge over the Kinglas water. If using satellite navigation, the National Grid Reference NN 2353 0960 should take you to the appropriate location.
If approaching from the west via the A83, after looping round the head of Loch Fyne, continue past Cairndow and beyond the A815 for Dunoon, following the signs for Arrochar until reaching a large parking area to the south at Butterbridge. The main access road to Garabal is located on the left immediately before you enter the right hand
bend. As mentioned above, if using satellite navigation, the National Grid Reference NN 2353 0960 should take you to the appropriate location.
An alternative light vehicle access is available on the eastern periphery of the Estate and taken directly from the A82, approximately 9 miles north of Tarbet and 1 mile north of Ardlui, if travelling from the south (on your left) and 7.5 miles south west of Crianlarach if travelling from the north
(on your right).
Garabal is also conveniently in close proximity to the West Highland Line railway with Ardlui station just 1.5 miles south of the above-mentioned eastern access point and from where regular train services to Glasgow or to the north can be boarded.
Ardlui pier and marina are adjacent to the station and provide easy access to Loch Lomond for sailors and water sports enthusiasts.
Garabal is reached by way of a private forestry quality track, over which the Estate has a servitude right of access. This runs through Glen Kinglas for approximately 2.8 miles from the A83 shown coloured green between points A,B and C on the sale plan and leads directly onto the Estate.
Internally, the Estate track network extends to
approximately 5 miles of good-quality forest road
servicing the majority of the commercial conifer
plantation, shown coloured green, together with another 2.5 miles of track shown coloured purple, which is primarily suitable for 4x4 vehicles and gives direct access for light vehicles from the A82 at Inverarnan shown as point D.
The quality of the vehicular access for harvesting, coupled with ease of access to the public road will assist in the efficient transfer of harvested timber to established regional and national timber markets, as well as benefitting the deer management, fishing, residential and general
amenity aspects of the Estate.
Substantial sections of the lower lying land at Garabal Estate are well-suited to growing commercial timber. Maturing Sitka spruce is the dominant tree species present, ranging in growth rates and timber quality. Although the age and species composition are relatively uniform at present, options for a new owner to mould the forest management to meet their own objectives may present themselves when the Forest Plan comes to be updated and renewed in 2020.
A compartment schedule and copy of the current forest plan are available on request from the Selling Agents. The afforested area totals approximately 557.05 hectares (32% of the overall land area),
of which 92% is Sitka spruce, 5% Sitka spruce mixed with larch, 2% Sitka spruce mixed with broadleaves and 1% which currently awaits
Please note that there may be differences between the compartment schedule area and that recorded on the Title Plan.
The property will be sold as per title.
Title Deeds and additional information relating to the forestry, sport and planning permission are available for inspection via the digital dataroom to which access will be granted on request.
The Estate is registered under the Integrated Administration and Control System (IACS) and has been managed under a Forestry Commission Scotland approved plan since 2010, due to be revised in February 2020 (Forest Plan ref. 3800029).
There are existing obligations to replant 7.90 hectares of woodland in 2020-2021. The purchaser will be required to take over all commitments, including replanting and sign a form of undertaking (FGS successor request form).
Sporting rights are included in the sale and are currently in hand.
Trout fishing is included on the River Falloch, while both trout and char are understood to be present in the two hill lochs.
The Estate offers a mix of sometimes challenging woodland and hill stalking for red deer, although roe and the occasional sika are also present. Some red grouse are reported on the open hill and
woodcock inhabit the woodland areas. Limited amounts of low key walked-up grouse shooting have been carried out over recent years,
but bags of up to 25 brace per day are understood to have been reached at times between 1970 and 1990.
The late 1980's saw an average annual red deer cull of 38 stags and 21 hinds, while in the late 1990's annual culls of roe deer averaged 10 bucks and 10 does. Scottish Natural Heritage have
advocated an increased red deer cull, therefore it is considered there is potential to increase the annual cull level above those achieved in recent years, during which the current owner has carried out stalking on a relatively low-key basis without any commercial targets.
The assessors have assigned a rateable value to the sport of £3,450.
Loch Lomond and the Trossachs National Park granted planning permission for the erection of a dwellinghouse (planning reference : 2016/0259/DET) on the 16th November 2016 at National Grid Refence NN 31259 17634. In accordance with the Planning etc. (Scotland) Act 2006, this will expire later in 2019 unless development commences. At over 100 metres above sea level, the development site offers potentially excellent views over Loch Lomond.
A preliminary report on the potential for hydro development has been produced for the current owner and will be made available via a secure data room.
Timber and Mineral Rights
All standing and fallen timber and mineral rights are included so far as available and allowed by statute.
The sellers would like to make potential purchasers aware that a minerals exploration report was prepared in 2013 which identified potential gold deposits, further details of which will be made available via a secure data room.
Fencing is generally to be maintained on a mutual basis with the neighbouring properties, with a right for either party to upgrade at the sole expense of the party carrying out the work. It should be noted that much of the boundary is currently unfenced.
Third Party Rights and Burdens
The property will be sold subject to and with the benefits of all servitude rights, burdens, reservations and any other third-party rights howsoever constituted. The access roads shown coloured green between points A ,B and C are
not included in the Garabal title, but the Estate does benefit from servitude rights of access for agricultural and forestry purposes.
The Estate also has the right to improve the quality of the access beyond the current forestry and agricultural standard at the sole expense of the owner of the property from time to time.
Maintenance costs are shared on a user basis.
Designations and Listings
Garabal is situated entirely within the Loch Lomond and Trossachs National Park. There is a geological SSSI on Garabal Hill in addition to different sections of the Estate falling within a Special Area of Conservation, Special Area of Protection, National Nature Reserve and RAMSAR site, further details of which will be made available via a secure data room.
Viewing and Closing Date
Viewing is strictly by appointment with the Selling Agents, who should be contacted in advance to advise on access arrangements as there are a series of gates secured with combination locks. The codes for which will be supplied on request.
It is anticipated that a closing date will be set in due course, but the owner reserves the right to sell without setting a formal closing date. The owner will not be bound to accept the highest or indeed any offer.
Potential purchasers are advised to formally register their interest, in order that they may be informed if a closing date for offers is set.
Formal offers in acceptable Scottish legal form, should be submitted in writing to the Selling Agents at their Perth office. Parties are asked to satisfy themselves that they fully understand the implications of offering under Scottish Law. The Sellers reserve the right not to accept the highest
or any offer.
On conclusion of missives a deposit of 10% of the purchase price will be payable and placed in a joint interest-bearing account, with the balance of the purchase price to be paid at settlement.
The deposit will be non-refundable in the event that the sale fails to settle due to a failure on the part of the proposed purchaser (including agents and other professional advisers under their instruction).
Conditions of Sale
The property is sold with and subject to all existing title conditions, burdens, servitudes and obligations inclusive of existing obligations to replant 7.90 hectares of woodland in 2020-2021. The purchaser will be required to take over all commitments, including replanting and sign a form of undertaking (FGS successor request form).
To be mutually agreed in writing.
Anti-Money Laundering Regulations
Prospective purchasers will be asked to produce
identification of the intended Purchaser and other
documentation in order to support any offers submitted tothe Selling Agent
Any offer by prospective purchaser(s), regardless of where they are ordinarily resident, must be accompanied by a guarantee from a banker who is acceptable to the Sellers, while any offer by prospective purchaser(s) that is to be reliant on finance must be accompanied by supporting
documents acceptable to the Sellers.
For clarification, we wish to inform prospective purchasers that we have prepared these sales
particulars as a general guide. We have not carried out a measured survey.
Given the potential hazards of an active estate and working forest we would ask you to be as
vigilant as possible for your own personal safety when making an inspection of this property.
If communications, condition of the property, situation or other such factors are of particular
importance to you, please discuss these priorities with us before arranging an appointment to view. This should avoid a wasted journey. Any
photographs displayed in these particulars
depict only part of the property and it should not be assumed that the property remains as
displayed in the photographs. No assumptions should be made regarding other parts of the
property that have not been photographed.
The property being open to inspection, the purchaser(s) shall be deemed to have full
knowledge of the state and condition thereof and as to the ownership of any boundary or part
of the property.
These particulars do not constitute an offer or contract of part thereof. Bidwells LLP do not
make or give either in these particulars or during negotiations or otherwise, any warranty or
representation whatsoever in relation to this property. All measurements are given as a guide
and no liability can be accepted for any errors arising therefrom. No responsibility is taken for
any omission or misstatement in these particulars.
Bidwells LLP is a limited liability partnership registered in England & Wales (registered number
OC344553). Registered head office is Bidwell House, Trumpington Road, Cambridge CB2 9LD,
where a list of members is available for inspection.
Particulars prepared April 2019. Photographs taken October 2018.