Ness-Side Estate, Inverness, Inverness-shire, IV2 6DH

Ness-side Estate is in a unique private setting on the south-western side of Inverness.

A property of outstanding quality, the estate comprises three superb residences in a designed parkland setting on the River Ness along with highly sought-after double bank salmon fishing on the river.

A rare combination of luxury, bespoke design, amenity and accessibility, Ness-side Estate is unique in the Scottish Highlands and offers an exceptional lifestyle with an income source.

Inverness has all the facilities of a thriving modern city and the mix of old and new has allowed the city to retain much of its historic dignity and strong Highland culture which blend well with modern theatre and the arts.

There are good communications by both road and rail and the airport, about a twenty minute drive away, offers regular flights to the south and Europe.

The city and region benefit from continued investment with the expanding University, the recently awarded Inverness and Cromarty Firth Freeport status, and major growth in renewables and infrastructure.

This combined with the improvements in communications and a recognised quality of life, increases demand for both permanent and temporary accommodation in the city.

The countryside of the Scottish Highlands is varied from the fertile, rolling farmland of the coast to the inland moorlands and rugged mountains.

This unspoilt landscape provides a haven for many rare and protected species of wildlife as well as a wide range of rural leisure and sporting opportunities from way-marked walks and cycle trails on the Black Isle, to skiing and adventure sports in the Cairngorms National Park.

The current owners purchased Ness-side Estate in 1996 and have fully renovated and extended the three residences to create beautifully appointed and presented properties, each in superb condition throughout.

The renovation of each property has remained true to the original design and is further complemented by beautiful decoration and furnishings, while modern features allow for easy management and extremely comfortable living.

Ness-side House, the principal house in the estate, is set in the midst of beautiful parkland and positioned to give unrivalled views of the River Ness.

Built in the 1960s, the impressive house has been designed in the style of a traditional country house with beautifully proportioned rooms, an elegant staircase, and craftsman made fittings.

The reception rooms are impressive and welcoming and all have views to the river, while the beautiful bedrooms are all river-facing and four have en suite bathrooms and two share a Jack and Jill bathroom.

At the heart of the home is a well-equipped kitchen with AGA, designed to cater comfortably for large gatherings while remaining an informal hub for day-to-day family life.

A series of practical ancillary rooms supports the main accommodation, and the house also includes a two bedroom staff flat along with internal access to the basement and six full-sized garages, ensuring the property functions smoothly as a principal residence.

The grounds extend to approximately 17.3 acres and these have been cleared and re-landscaped to create a stunning parkland setting with aboretum planted 15 years ago where semi-mature specimen rees blend with mature woodland, creating amenity, privacy and a habitat for wildlife.

Ness-side House has a terrace overlooking a stunning, plantsman’s garden with symmetrical, deep shrubberies creating year-round interest and colour and drawing the eye into the landscape beyond.

Holm Lodge, formerly the ghillie’s cottage, has been extended and upgraded and today is a fishing lodge/letting property of an exceptional standard, again with beautiful views to the river.

The heart of the house retains the traditional, welcoming feel of the original dwelling, complemented by the modern extension with its stunning, open plan sitting and dining room with views to the river, beautifully appointed kitchen and comfortable en suite bedrooms.

Birch Tree Cottage lies at the entrance to the estate. Formerly a modest gate lodge, the sellers have extensively renovated and extended the former lodge to create an outstanding property.

In keeping with the other dwellings on the estate, the accommodation has been finished to a very high standard.

The exterior echoes the style of the former lodge, while the interior has been sympathetically designed with a welcoming sitting room leading to the conservatory, exceptionally comfortable bedrooms and beautifully appointed bathrooms and kitchen.

NESS-SIDE FISHING The Ness-side Fishings comprise the third beat downstream from Loch Ness, below Ness Castle and above the Home Pool of Ness-side and includes the right to fish for Salmon from both banks.

There is a six rod beat and the best months are July, August and September. The best months have traditionally been June through to September.

Each beat, Beat 1 and Beat 2 respectively, are suitable for two rods and are each allocated a boat.

Whilst fly fishing is the preferred method, spinning is allowed in the afternoons with the use of prawns or worms forbidden.

The pools are on average four to six feet deep and ideally suited to fly fishing whilst the banks are not steep allowing relatively easy access and casting.

Access to the fishings is via a path running from Ness-side House along an attractive wooded bank to the top of the beat. The two beats have not been heavily fished for several years.

The last consistent period this stretch of river was fished to its optimum was between 2003 and 2012 where the combined beats yielded a 10 year average of 157 fish per annum.

As has been well documented, across all Scottish salmon rivers, there has been a general decline in catches of about 40% since 2012.

THE FISHING ACCOMMODATION A wing of the garage complex has been converted into luxury fishing accommodation with rod room and changing room, along with a very spacious and well-equipped dining and sitting room with floor to ceiling windows giving full views of the river and grounds.

French doors open to a generous flagstone terrace. The building can also be used for garden parties and BBQs.

HOLIDAY LETS Holm Lodge and Birch Tree Cottage are currently highly successful holiday lets lodges can be booked independently or together and in conjunction with the fishings.

The sellers are continuing to take bookings. IMPORTANT NOTES Planning consent has been granted for residential development in the field to the north of the estate.

This will be well-screened by the existing belt of trees, new plantings and an earth mound. EPC Rating = C