North Fallaknowe Farm

Eyemouth, Berwickshire, Scottish Borders, TD14 5TZ

Asking Price £1,500,000

Quick Summary

Price £1,500,000
Town/City Eyemouth
Size (Acres)



Berwick-upon-Tweed Office
01289 304432


The sale of North Falaknowe provides the opportunity to purchase an accessible, good quality, mixed arable and livestock farm with potential for diversification into equestrian or tourism enterprises.

North Falaknowe farmhouse is a detached dwelling situated in an elevated position with far reaching views over south Berwickshire to the Cheviot Hills.

The farmhouse has been vacant for a number of years and an extensive programme of refurbishment has been started including an extension to the rear. The farmhouse has had new uPVC double glazing installed, the ground floor has been re-laid, electrical wiring is partially complete and new stud walls have been installed. The farmhouse will require further work to make it complete for habitation but offers a great opportunity to create a spacious family home to the purchaser’s own specifications.

The farm buildings include two modern portal framed cattle sheds, a straw shed and a sheep shed which provide useful livestock accommodation.

The farm is divided into two blocks by the A1107 and the land is mainly classified as class 3.1 and 3.2 by the John Hutton Institute for Soil Research with a smaller area of class 4.1 and 5.2 to the southern end of the farm. The land rises from approximately 130 metres above sea level at the south-east corner of the farm to 210 metres above sea level at the northern end of the farm and benefits from an average annual rainfall of approximately 660mm.

The majority of soils are gleyed brown forest soils and are a medium clay loam of the Kedslie and Ettrick Series with a narrow band of free draining Linhope Series running through the steeper areas to the south of the main road.

Generally the fields are well fenced with a number of recently planted hedges. Field drainage is good and the majority of fields have water from either natural sources or troughs fed from a mains supply supplemented by a private supply.

The land has been farmed as a mixed arable and livestock farm in conjunction with other farms belonging to the vendors in the area and is capable of producing good yields of arable crops and carries approximately 90 cattle and 300 sheep.

The farm woodland together with the farm’s natural topography provides the opportunity to create an interesting small farm shoot.


The Basic Payment Scheme Entitlements will be transferred to the purchaser(s) as part of the sale. The 2019 payment will be retained by the vendor in full. Lot 1 includes approximately 65.57 Region 1 Entitlements and 2.46 Region 2 Entitlements. Lot 2 includes approximately 35.75 Region 1 Entitlements and 1.50 Region 2 Entitlements.


The farm is not currently under any form of Agri-Environmental Agreement.


The property is sold subject to and with the benefit of all rights of way, whether public or private, and any existing or proposed wayleaves, easements, servitude rights, restrictions and burdens of whatever kind, whether referred to in these particulars or not. The property is sold subject to the rights of public access under the Land Reform (Scotland) Act 2003. The purchaser(s) will be held to have satisfied themselves of all such matters.


Strictly by appointment with the selling agents.


From the north, off the A1(T) take the A1107 south of Cockburnspath to Coldingham and Eyemouth. North Falaknowe lies on the left hand side after approximately 6.6 miles shortly after the turning to Cairncross and Press Mains. From the south leave the A1(T) at Reston and turn right towards Coldingham onto the B6438. In Coldingham turn left on to the A1107 and follow the signs for Edinburgh. North Falaknowe lies on the right hand side after approximately 2 miles.


The property is offered for sale either as a whole or in two separate Lots. In the event that the property is sold in Lots each individual Lot will be granted such rights as are necessary to enable the property to be serviced and enjoyed.


The property is offered for sale with vacant possession by private treaty with entry by arrangement between the parties.

A closing date for offers may be fixed and interested parties are advised to register their interest with the selling agents. The vendor shall not be bound to accept the highest or indeed any offer. Offers in Scottish Legal Form should be submitted to the selling agents.


The farmhouse is a detached, south facing, two storeyed dwelling with far reaching views over south Berwickshire to the Cheviot Hills.

The original part of the house is built out of rough cast stone under a pitched roof covered in welsh slate with a recent extension to the rear built out of block walls with an external render under a new pitched roof covered in welsh slate.

The house has been stripped out and partially refurbished with new solid floors to the ground floor, uPVC double glazed windows and external doors have been fitted and new stud walls for internal division have been installed.

The electrical wiring needs to be completed, plumbing and heating systems are to be installed and kitchen and bathroom fittings will be required.

In its current state the house provides an excellent opportunity for a purchaser to complete the house to their own specification.

A stone drive leads from the farm entrance and provides car standing areas to the front and side. There is a lawned garden to the front with an adjoining paddock.


The farm steading is located to the north-west of the farmhouse on a relatively level site and the buildings include:

1. Five bay concrete portal framed cattle shed (23m x 21.2m) with concrete floor, concrete block walls with vented cladding above under Big Six roof. The building provides two cattle courts either side of a central feeding passage.

2. Five bay concrete portal framed cattle shed (27.6m x 21.1m) with concrete floor, concrete block walls with Big Six cladding and Big Six roof. The building provides two cattle courts with a central feed passage and a separate store.

3. Four bay steel framed straw shed (18.4m x 9.2m) with concrete floor, box profile cladding under a Big Six roof.

The steading also includes a Howard Harvestore grain tower (approx. 105 tonne capacity), a former silage pit now used for storing silage bales and a hard standing area.


North Falaknowe is an excellent mixed arable and livestock unit lying in two separate blocks either side of the A1107 road. The land is to be offered as a whole or in two separate Lots as follows:

Lot 1: 187.59 acres (75.92 hectares) to include the farmhouse, farm buildings and 162.72 acres of land suitable for arable and grassland production. The woodland includes 16.20 acres of coniferous shelterbelts (mainly sitka spruce) and 5.56 acres of birch woodland to the northern boundary of the Lot. The coniferous shelterbelts are thought to have been planted approximately 45 years ago and provide useful shelter and timber income potential.

Lot 2: 108.24 acres (43.81 hectares). Lot 2 lies to the south of the A1107 and is bordered on its south side by a minor unclassified public road. The land includes 36.75 acres of temporary grass capable of being ploughed for arable crops, approximately 58.72 acres of permanent pasture and 12.01 acres of woodland.




The farmhouse is in Band C for Council Tax purposes.


The sporting rights are included.


Electricity: Mains electricity is connected to the farmhouse and to the majority of the farm buildings.

Water: Mains water to the farmhouse and buildings with troughs to the majority of fields. There is also a private supply in Lot 1 available as a supplementary supply to the buildings and fields if required.

Drainage: Private to a septic tank.


None. The property is available with vacant possession.


All standing timber is included in the sale.


In so far as known, all boundary maintenance liabilities are shared equally with the adjoining owners with the exception of all boundaries to the public roads and the boundary to the woodland at the east of field 16 which are to be maintained by the owners of North Falaknowe.


Mineral rights are included in so far as they are owned.


The farm lies within the Lothian and Borders Nitrate Vulnerable Zone. There are no other known special landscape designations, scheduled monuments, listings or other potentially prejudicial statutory notifications affecting the property.


The undernoted items are specifically excluded from the sale:

Cattle crush in building no. 2.


In addition to the purchase price, the purchaser will be required to take over at valuation any growing crops, silage, hay, straw and other produce and all fertilisers, chemicals, seed, fuels, farmyard manure and other items in store not required by the vendors. The valuation procedure is available on request.


Given the potential hazards of a working farm, we request that you take as much care as possible when making your inspection for your own personal safety, particularly around farm buildings and livestock. Please note that access to the farmhouse is taken at your own risk.


Any offer by a purchaser(s) who is resident outwith the United Kingdom must be accompanied by a guarantee from a banker who is acceptable to the vendors.


The plans incorporated within these particulars are based upon the Ordnance Survey with the sanction of the Controller of HM Stationery Office. Crown Copyright is reserved (ES753270). These plans are published for the convenience of the prospective purchaser(s) only. Their accuracy is not guaranteed.


Whilst we use our best endeavours to make our sales details accurate and reliable, please contact us if there is any point which you wish to clarify. We would be pleased to check this information for you, particularly if you are contemplating travelling some distance to view the property.


Edwin Thompson for themselves and for the Vendors of this property, whose Agents they are, give notice that:

1) The particulars are set out as a general outline only for the guidance of intending Purchasers and do not constitute, nor constitute part of, any offer or contract.

2) All descriptions, plans, references to condition and necessary permissions for use and occupation, and other details, are given in good faith and are believed to be correct, but any intending Purchaser should not rely upon them as statements or representations of fact but must firstly satisfy themselves by inspection or otherwise as to the correctness of each of them.

3) No person in the employment of Edwin Thompson has any authority to make or give any representation or warranty whatever in relation to this property or these particulars, nor to enter into any contract relating to this property on behalf of the Agents, nor into any contract on behalf of the Vendor.

4) No responsibility can be accepted for loss or expense incurred in viewing or in the event of any property being sold or withdrawn.

5) These particulars were prepared in June 2019.

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