For Sale10 Bedroom House in Lairg Lodge and River Shin Fishing, Lairg, Highland, IV27 4EH£2,400,000

Spectacular Highland Estate With Fishing On The River Shin This compact and highly manageable Highland fishing estate is situated majestically on the shores of Loch Shin, offering expansive views to the west over the Sutherland landscape. Lairg Lodge, a well-appointed Victorian residence dating from the 1879, is nestled within gardens and policies which stretch down towards the head of the River Shin. Within the policies, there are four additional estate dwellings, all enjoying similar views over the loch and towards the river. Two of these dwellings are currently utilised as short-term holiday lets: Phil's House and Reid's Cottage, which accommodate parties of six and four respectively. Both properties boast a four-star rating from the Scottish Tourist Board and attract repeat visitors year after year. The Keeper's Cottage is presently occupied by the estate ghillie, while Duff's Cottage is in need of refurbishment. The highlight of this estate is the prolific salmon fishing on the River Shin (Upper Beat), extending to about 3.5 miles of double bank. The River Shin, along with the Oykel, Carron, and Cassley, is one of the Kyle of Sutherland's four famous rivers and is renowned for being a small river that holds large fish. Given its size and depth, the river can be fished with relative ease by anglers of all ages and abilities. The upper beat offers a variety of water conditions, from the deeper, slower-moving pools at the head of the river to the faster streams and runs as the river narrows and flows towards the Falls of Shin, located on the neighbouring estate. Lairg Lodge This fine Victorian sporting lodge, originally built for the Duke of Sutherland, is constructed from traditional stone under a slate roof. The lodge is accessed from the public road, transitioning onto a private drive that sweeps through the policies and culminates in a gravel forecourt at the front of the property. Lairg Lodge has been under the current proprietors' ownership since the 1970s, during which time much of the lodge has been updated to provide comfortable accommodation. Despite these improvements, it retains many of its period character features, including flagstone floors, brass light fittings and green baize doors separating the service rooms from the principal rooms. The well-appointed accommodation spans three floors, as detailed in the accompanying floor plans, providing ample space for large house parties in ten bedrooms, along with the practical service rooms essential for a functioning sporting lodge. On the ground floor, there are five spacious reception rooms. Of particular note is the drawing room, centred around an open fireplace, with views to the south and west, offering far-reaching vistas up Loch Shin. At the northern end of the house, there is a practical, semi-commercial cook's kitchen, ensuring house parties can be catered for with ease. On the first and second floors there are 10 bedrooms which comprise: two doubles (super king size), four further double bedrooms (2 x king size and 2 x standard size) and four twin bedrooms. In total the lodge sleeps up to 18 people including the cook's bedroom. Adjoining and connected to the lodge is an additional dwelling currently occupied by the housekeeper. This timber-clad building features three bedrooms, a sitting room, kitchen and bathroom. Fishing – Upper River Shin & Loch Shin The River Shin catchment encompasses approximately 220 square miles of tributaries to the north and northwest, flowing into Loch Shin before entering the Shin River system near the village of Lairg. The river travels southward for about seven miles, passing through the Shin Forest and over the Falls of Shin, before joining the Kyle of Sutherland, which then flows into the Dornoch Firth and eventually the North Sea. Unlike many rivers in Scotland, where water levels can be too low for fishing in the summer months, the Shin can be fished throughout the summer as water levels are maintained by compensation water released from the two hydro-electric dams on Loch Shin. These dams are equipped with fish lifts to facilitate salmon migration to important spawning waters beyond the loch. The river is divided into two ownership beats: the lower beat (1.5 miles) and the upper beat (3.5 miles), forming part of the Lairg Lodge Estate. The Falls of Shin hold fish in the lower beat until late May, when the water is sufficiently warm for the returning salmon to ascend the 12ft falls. This magnificent spectacle triggers the start of the eagerly awaited season opening, which runs through to the last day of September. The peak of the season is from late June through to September, offering some tremendous late summer fishing. The salmon are of exceptional quality, with fishers regularly landing fish in excess of 20lbs and fish of 30lbs often seen and landed. The 15-year average is 175 salmon, with a significant number of trout also caught. The estate water starts at the dam below Little Loch Shin, in the artificial pool aptly named the Dam Pool, and continues downriver to the pool named Grief, which is well reported to live up to its name. There are two beats: the southern beat and the northern beat, with a total of 32 named pools between them. Each beat can be fished by four rods, and the norm is to rotate beats following lunch. Fishing is by fly only and on a strict catch-and-release basis. Most of the pools can be fished from the bank without wading, but a few require some wading to access the best of the sport. While the fishings extend to both banks, most pools are fished from the right bank. Many fishers choose a light double-handed rod, but in lower flows, it is possible to use a single-handed rod to good effect, and conversely, in higher flows, a 14-15ft rod is by no means out of place. A detailed description of the principal pools is included on the estate website: www.lairgestate.co.uk. Access to the river is generally on foot via a network of mown paths off a minor public road (B864) which runs parallel to the right bank. There are numerous laybys and parking spots along the roadside. The riverbanks are well maintained, and great thought and attention have been given to where best to access the water. There are numerous benches and ideal picnic spots on both beats, but a favourite and particularly idyllic spot is the bank below the Scots Pine trees overlooking Lower Eleanor's Pool. The Kyle of Sutherland District Salmon Fisheries Board and the Kyle of Sutherland Fisheries Trust are the two organisations tasked with managing and improving the fishery and the riparian habitat within the catchment of the five rivers flowing into the Kyle of Sutherland. Their purpose is to support conservation initiatives and to advance public education. The Kyle Fisheries website (kylefisheries.org) contains a considerable quantity of information relating to both the River Shin and the other river systems within their wider jurisdiction. In addition to the river, there is fishing on Loch Shin, which offers those not occupied on the river, or younger members of the party, the opportunity to fish for hard-fighting brown trout. They average 1/2 to 3/4 lb, although there are some larger fish lurking in the depths, and double-figure trout are caught quite regularly. The estate lets an area of ground on the loch side, about one mile west of the village of Lairg to the Lairg Angling Club. A succession of leases have been entered into over the decades with the current lease coming to an end in November 2027. In lieu of rent, the club allows the estate the use of a club boat for 50 days per annum. The clubhouse and other infrastructure on site are the property of the club. View payable LBTT Calculator for this property