Ayton Farm

• Traditional ‘B’ Listed Farmhouse - 3 reception rooms, 4 principal bedrooms
• Well-tended garden with adjacent walled garden
• Practical range of agricultural buildings
• 283.52 acres (126.85 ha) arable
• 25.3 acres (10.24 ha) permanent pasture
• Sought after rural setting in Fife
• Highly commutable for Dundee, Perth and Edinburgh
• EPC = F

SITUATIONAyton Farm lies within a highly productive and accessible part of North Fife, conveniently close to the county town of Cupar and the city of Dundee. Cupar, which offers a wide range of facilities and amenities including primary and secondary schooling, supermarkets, retailers and a railway station, lies about 5 miles to the east. Dundee, known as the City of Discovery, with its extensive amenities and attractions, including the V&A Museum,Discovery Point which is home to RSS Discovery and both a railway station and airport, which provides daily flights to London. Edinburgh can be reached in just over an hours’ car journey with its international airport, universities, cultural centres and other extensive cities amenities. Further to the railway stations in Cupar and Dundee, there is also Ladybank Railway Station about 5 miles south which provides regular daily services north and south.Fife is renowned for its productive and fertile lands capable of producing high yields of an extensive range of crops and the area is well suited to both arable cropping and livestock units. The local area is served by a wide variety of agricultural contactors, merchants and suppliers with a successful local machinery ring which can provide additional farming resources if required. The livestock markets at Stirling, some 47 miles south west, have regular sales.There is a wide range of recreational activities within easy reach of Ayton Farm. Situated between Leuchars and Tayport is the Tentsmuir Forest National Nature Reserve offering walking and cycling trails, with Kinshaldy beach found on the east coast. The famous and historic university town of St Andrews lies about 16 miles to the east with numerous golf courses including the world-renowned Old Course, the West Sands beach and excellent range of retail and hospitality offerings.DESCRIPTIONAyton Farm extends in total to just over 348.56 acres (141.06 hectares) and is made up of two principal blocks of farmland, centred on a most attractive period farmhouse, with a practical range of modern agricultural sheds to the rear and a walled garden to the east. Ayton Farm has been farmed by the same family for nearly 100 years and owned for just over 65 years. Some 20 years ago the land at Ayton Hill was purchased which completes the subjects for sale. The farmland of Ayton Farm is principally arable, with some permanent pasture ground.METHOD OF SALEAyton Farm is offered for sale as a whole.AYTON FARMHOUSEAyton Farmhouse is a most attractive, ‘B Listed’ traditional farmhouse, of stone construction under a slate roof with sash and case windows. It enjoys a southerly aspect looking out over the farm and onto the surrounding countryside with the farm buildings lie to the north of the farmhouse and the walled garden to the east. Ayton Farmhouse sits within a well-tended garden, principally down to lawn, with mature deciduous trees giving an established backdrop to the house.Ayton Farmhouse provides well-proportioned, light and bright accommodation over two principal floors. It has retained some lovely original features including paneled doors, decorative cornicing, deep skirtings and sweeping staircase with painted balustrades and wooden handrail. The sitting room enjoys a double aspect with views to the south and west and centred on an open fire. The dining room is a good-sized reception room with a southerly outlook. The breakfasting kitchen with Aga sits to the rear of the house, with the farm office immediately adjacent and a practical utility room lying beyond. A study and shower room completes the ground floor accommodation.The staircase leads to a good-sized landing with a tall staircase window. There are 4 principal bedrooms, with a family bathroom on the first floor with two charming attic bedrooms on the second floor. In addition, there are useful outbuildings attached to the farmhouse to the north providing useful storage.The accommodation, over three floors, comprises:-Ground Floor: Vestibule, Hall, Sitting Room, Dining Room, Bedroom 5/Study, Shower Room, Breakfasting Kitchen with larder off, Farm Office, Back Hall, Utility RoomFirst Floor: Landing, 4 Bedrooms, BathroomSecond Floor: 2 Attic Bedrooms, StoreFarm BuildingsAyton Farm is well equipped with a range of farm buildings lying immediately to the north of the farmhouse. The buildings are accessed via the main farm track leading directly off the A913 with a yard adjacent. The farm buildings comprise:Pole Barn (27.12m x 18.70m)General Purpose Shed (46.89m x 31.55m)Steel portal frame construction under box profile roof with combination stone and concrete block walls and concrete floor. There is a workshop and office within the GP Shed.Grain Store (35.96m x 11.68m)Steel portal frame construction under box profile roof with concrete panel and box profile walls and concrete floor.Ripon Shed (40.97m X 21.64m)Attached to the General Purpose Shed. Timber walls under fibre cement roof.THE LANDAyton Farm, extending to approximately 348.56 acres (141.06 ha) in total, rises from about 55 metres above sea level to about 225 metres above sea level at the top of Ayton Hill. The land is in good heart with the farming policy allowing for a rotation of a range of crops.The agricultural land making up Ayton Farm lies over two principal blocks. The first block, lying immediately adjacent to the farmhouse and the agricultural sheds and crossing immediately over the A913 trunk road, extends in total to about 236.34 acres (95.65 ha). This ground is classified principally Grade 3.1 by the James Hutton Institute and comprises good sized, easily worked fields. The ground is predominately level with some parts gently sloping, with access either off the public road or the network of tracks. The land has been farmed with a variety of crops including cereals and peas.The second block of land lies a short distance to the north of Ayton Farm and is known as Ayton Hill. It lies to the northwest of the farmhouse and extends to about 112.22 acres (45.41 ha). This ground is principally classified as Grade 4 (1) by the James Hutton Institute and is of a sloped nature, with access from the farm track. The land is principally cropped with arable crops, with smaller areas of permanent pasture.IACSAll the farmland is registered for IACS purposes and the farm code is 383/0007.NITRATE VULNERABLE ZONE (NVZ)The land at Ayton Farm falls within the Strathmore and Fife Nitrate Vulnerable Zone.BASIC PAYMENT SCHEME (BPS) 2024The Basic Payment Entitlements will be available for sale by separate negotiation. Further details of the Basic Payment Entitlement are available from the Selling Agent. Any payments relating to the 2024 scheme year will be retained by the Seller. If applicable, the purchaser(s) will be responsible upon occupation of the subjects of sale to comply fully with the Statutory Management requirements to maintain the farmland in Good Agricultural and Environmental Condition (GAEC) as laid down under the Cross Compliance rules of the Basic Payment Scheme (BPS) 2024 for the remainder of the scheme year.LESS-FAVOURED AREA SUPPORT SCHEME (LFASS)None of the land is designated as being within a Less Favoured Area.HISTORIC SCOTLANDAyton Farmhouse is a ‘B’ Listed property and there is one area listed as a Scheduled Monument on the Farm. Further details are available from the Selling Agents.