Back of the Wall Farm is set in an idyllic rural setting and from the higher ground on a clear day, benefits from distant sea views across to the Isle of Man, Luce Bay, and the Mull of Galloway. Also, situated on the periphery of the farm is the historic Glenluce Abbey.

Back of the Wall Farm (former dairy farm) is an exceptional stock rearing and arable farm, benefitting from beautifully presented and modernised farmhouse, modern and traditional farm buildings and about 190 acres of agricultural land. The agricultural land is highly productive and is capable of growing a range of cereal and other forage crops. In addition, there is river solum of the Water of Luce and an area of Amenity woodland. The farm is available as a whole, however, there is an optional farm cottage which is available by separate negotiation.

The farmhouse has been a wonderful family home for many years, which has been sympathetically modernised and maintained to a really high standard. The house benefits from wonderful views across the surrounding countryside offering spacious, beautifully presented family accommodation over two floors.

THE FARM STEADING
Back of the Wall was, until May 2021, a highly productive dairy farm and as such the steading was, and still is, adapted for housing a dairy herd. The buildings are a mixture of traditional and portal structures. We have included within the particulars a numbered plan which depicts the location of the main farm buildings with a brief description of each.

THE LAND
Back of the Wall extends in total to about 201.48 acres (81.54 Ha), including the areas occupied by the farmhouse, cottage, steading, yards, access roads, amenity woodland and river solum. The holding features 14 specific field enclosures, which are currently all down to grass for grazing and conservation (silage), with the exception of field 9, which is currently in winter wheat. The land is classified as predominantly yield class 4 of the Macaulay Institute for Soil Research (Land Capability Study), as produced by the James Hutton Institute. The land lies in a ring fence, split only by a minor public road, is well-fenced and watered and is widely regarded as some of the most fertile land in the area.

OPTIONAL FARM COTTAGE (Coloured orange on the sale plan)
The farm cottage is situated, just off the minor public road (shaded orange on the sale plan). The property is a detached dwelling surrounded by its own garden grounds with off-road parking. The property has been well-maintained and modernised within the current ownership and benefits from spacious, well-laid out accommodation, briefly comprising of a fully fitted kitchen, lounge, three bedrooms and a bathroom. As mentioned earlier, the farm cottage is only available by separate negotiation to any party interested in the farm as a whole.

BASIC PAYMENT ENTITLEMENTS
The whole of the agricultural land has been allocated payment region 1. We are advised that the vendors are active farmers (as currently defined under EU Regulation 1307/2013 and the Scottish Statutory Instrument 2014/58). We are further informed that the sellers completed an IACS/SAF submission 2023 (a copy of which can be made available for inspection from the sole selling agents during normal office hours).

Back of the Wall benefits from 74.3 units of region 1 entitlements with an illustrative unit values of €165.63 (Euros). The property also benefits from the standard Greening rates and where applicable LFASS. The sellers will use their best endeavours to complete the necessary documentation to transfer all established Basic Payment Entitlements. For the avoidance of doubt any such payments already applied for prior to the completion date, will be retained by the sellers, i.e. the 2023 Basic Payment and 2023 greening payment and LFASS.