Upper Steelend, Dunfermline, Fife KY12

Asking Price £1,080,000

A rare and exciting opportunity to acquire a diverse poultry and pasture farm extending in all to approximately 296.32 acres (119.92). For sale as a whole or in up to 7 Lots FINAL OFFERS BY 12 NOON ON THURSDAY 1ST JUNE

  • Freehold
  • Studio
  • Farm
  • 296.32 Acres


A rare and exciting opportunity to acquire a diverse farm with a wide range of opportunities.

Including 10 poultry houses, 2 residential dwellings, modern and traditional farm buildings, grazing ground and commercial woodland. The farm is quietly located but enjoys excellent communications.

Hilltop Bungalow: Dining room, sitting room, kitchen, conservatory, WC, 4 bedrooms, family bathroom.

Castle Rock Bungalow: Entrance vestibule, living room, dining room, kitchen, sun room, utility room, WC, 4 bedrooms, family bathroom.

Ten poultry houses situated in seven different locations within the farm. The houses were operational until the summer of 2015 and have a combined capacity of approximately 99,000 egg-laying birds.

Mains water and mains electricity (with back-up generators) supplies to all buildings and good network of internal farm roads.

Range of traditional and modern farm buildings at Castle Rock and a range of modern buildings at Hilltop.

79.91 acres (32.34 hectares) of ploughable pasture; 45.79 acres (18.53 hectares) of permanent pasture: 39.50 acres (15.99 hectares) of rough grazing and 120.61 acres (48.81 hectares) of woodland. Field access via a range of farm tracks. Mainly Grade 3(2) farmland.

About 296.32 acres (119.92 hectares) in all.

For Sale as a Whole or in up to 7 Lots.


Hilltop Farm is situated close to the small settlement of Steelend, some 2.5 miles east of Saline and approximately 6 miles north of Dunfermline. Lying amid gently undulating countryside, this is a fertile and prosperous farming region and benefits from very easy access to Scotland’s motorway network.

The village of Saline offers a primary school, shops, Parish church, golf course and community centre. Only six miles away is the town of Dunfermline offering numerous retail and leisure facilities including an Asda Superstore, King’s Gate Shopping Centre and Carnegie and Duloch Leisure Centres. Saline is also well located for commuting to key areas in central Scotland, with the M9 Edinburgh to Perth motorway 15 miles to the east and the Kincardine Bridge with links to Glasgow, 15 miles to the west. Trains run to Edinburgh from Dunfermline and Inverkeithing has a ‘Park & Ride’ at Ferry Toll with services into Edinburgh or north to Inverness and Aberdeen. Edinburgh Airport has flights to the UK, European and international destinations.

General Description

Hilltop Farm nestles quietly amongst the farmlands of western Fife and benefits from fantastic southerly views over the Firth of Forth.

Accessed via a farm road from the B914 public road, linking the M90 and Saline, the approach to Hilltop Farm terminates in a range of modern farm buildings on the right hand side. Hilltop Bungalow is set just to the southeast of the farm buildings whilst the secondary farm road provides access to the majority of the poultry sheds and hill grazings.

Heading north from the Hilltop Farm buildings, the access road continues up the hill to some additional poultry sheds as well as Castle Rock Bungalow and the adjacent traditional steading range.

Lot 1: Hilltop Bungalow – 5.19 acres (2.10 hectares)

Hilltop Bungalow is approached from the main farm drive via a hard road which leads to a gravelled parking area outside the front of the property. The accommodation is spread across one floor and can be described in more detail as follows:

Kitchen (N, E & W) 3.8m x 4.4m (12’7” x 14’5”). Accessed via a glazed UPVC door from the outside. Floor and wall mounted kitchen units. Stainless steel sink. Door leading to:

Dining Room (3.37m x 3.58m (11’ x 11’9”). Door leading to:

Sitting Room (N & S) 7.4m x 6.06m (23’8” x 19’10”). Feature fireplace with timber mantel, tiled hearth with a stone surround. South facing picture window with views over open countryside. Door leading to:

Rear Hallway. Central hallway which provides access to the remainder of the accommodation and two storage cupboards, one of which houses the Cala gas fired Potterton boiler. Doors leading to:

Conservatory (S) 3.97m x 2.92m (13’ x 9’7”). Providing access to the rear garden and benefitting from south facing views over open countryside.

WC (N) 2.08m x 2.32m (6’10” x 7’7”). WC. Wash hand basin.

Bedroom 1 (S) 3.6m x 3.02m (11’7” x 9’11”). Double bedroom with south facing views.

Bedroom 2 (N) 2.98m x 3m (9’9” x 9’10”).

Bedroom 3 (S) 3.86m x 3.02m (12’8” x 9’10”). Double bedroom with recessed alcove providing fitted shelving and hanging space.

Bedroom 4 (N) 3.4m x 2.98m (11’2” x 9’9”).

Family Bathroom (E) 2.07m x 1.99m (6’9” x 6’6”). Bath with electric shower over. Wash hand basin. WC.


To the north of the farm buildings is a small 0.85 acres (0.34 hectares) paddock whilst to the south of the property there is 2.13 acres (0.86 hectares) of permanent pasture and woodland which is accessed from the farm road. To the south of the field is a 0.48 acres (0.19 hectares) strip of coniferous woodland which provides shelter against the main road.

Modern Buildings at Hilltop Farm

Secure Storage Building 16.13m x 32.4m (53’ x 106’). Brick built with block walls and a steel frame with corrugated sheeting roof. The storage building benefits from an insulated ceiling and roller shutter door. There is a stud wall partition on either end of the building.

Dutch Barn 5.76m x 17.55m (18’3” x 57’7”). A steel framed lean-to/Dutch Barn with brick walls clad in profile sheeting and a profile sheeting roof.

Lean-To 9.42m x 21.1m (30’10” x 59’8”). Steel framed lean-to with brick and concrete block walls.

The buildings at Hilltop Farm are completed by an office/canteen/store with concrete block walls and an asbestos cement roof. There is also a brick Workshop with asbestos cement roof which houses an oil tank, generator and electric meters. There is a WC and wash hand basin to the rear. On the western side of the farm buildings is a former silage clamp.

Lot 2: Castle Rock Bungalow – 5.81 acres (2.35 hectares)

Situated in an elevated position and commanding panoramic views down to the Firth of Forth, Castle Rock Bungalow sits adjacent to a traditional steading complex and is accessed via a farm road that sweeps round to a spacious parking area on the northern side of the property. Castle Rock Bungalow has flexible accommodation and is entered through the main front door which opens into:

Entrance Porch (N) 2.37m x 1.76m (7’9” x 5’9”). Feature tiled floor. Door leading to:

Entrance Hall 7.98m x 2.37m (26’2” x 7’9”). Spacious central hallway providing access to all the major rooms within. Doors leading to:

Sitting Room (N & W) 7.21m x 4,34m (23’7” x 14). Feature fireplace with timber mantel and a brass and tiled surround. Varnished timber floor. Picture windows giving views over open countryside. Double doors leading to:

Dining Room (W) 4.6m x 3.28m (15’1” x 10’9”). Door leading to:

Kitchen (S) 3.55m x 4.63m (11’7” x 14’3”). Floor and wall mounted timber kitchen units with double sink and four door Aga. Door leading to:

Family Room (S & W) 3.55m x 3.59m (11’7” x 11’9”). Varnished timber floor. Fantastic views over the Firth of Forth and sliding doors to patio and garden.

Utility Room (S) 2.38m x 2.88m (7’9” x 9’5”). Accessed from the kitchen and with two cupboards housing insulated hot water tanks. Gas fired boiler. Hatch to roof space. Hatch to under-floor storage. Garden door to patio.

Cloakroom 1.31m x 2.5m (4’3” x 8’2”).

WC. Wash hand basin.

Bedroom 1 (S) 2.69m x 4.52m (8’9” x 14’10”). Double bedroom with built-in wardrobe and hanging space.

Bedroom 2 (S) 3.79m x 3.82m (12’5” x 12’6”). Double bedroom with two built-in wardrobes and a door to:

En-suite Bathroom (E). Bath unit, WC and wash hand basin. Heated towel rail.

Family Bathroom (E) 2.05m x 2.57m (6’8” x 8’5”). Shower cabinet. Bath unit. WC. Wash hand basin.

Bedroom 3 (N) 3.08m x 3.86m (10’1” x 12’7”). Double bedroom with two recessed wardrobes.

Bedroom 4 (N) 2.63m x 3.83m (8’7” x 12’6”). Double bedroom with recessed wardrobe.


The property is surrounded by a compact garden which is mainly laid to lawn but with a south facing patio and hardstanding parking area to the front of the property.


To the south west of the property there is a 4.66 acres (1.88 hectares) permanent pasture field.

Lot 3: Traditional Farm Buildings

Located to the east of Hilltop Bungalow is a traditional steading range which is comprised of the following:

Former Cattle Court 19.65m x 13.35m (64’6” x 43’9”). Concrete framed former cattle court with brick walls clad in corrugated sheeting. Concrete floor. Access doorway to:

Lofted Stone Built Stables 12.9m x 5.63m (42’3” x 18’5”). Timber framed structure with five stalls and a concrete floor.

Lean-To Shed 7.35m x 19.7m (24’ x 64’6”). Brick and stone construction with a timber framed roof clad in asbestos cement sheeting.

Stone Barn 5.62m x 27.03m (18’5” x 88’8”). Built of stone construction with a timber framed roof clad in asbestos cement sheeting. Concrete floor. NB: There is a historic access to a lofted room which has been deemed no longer safe and should not be entered.

The Steading Range is completed by a number of smaller traditional buildings such as a stone built former Bothy, block wall Pig Sty and a number of stone built lean-to buildings.

Lot 4: Land at Hilltop Farm – about 21.28 acres (8.61 hectares)

Made up of a number of field enclosures, Lot 4 consists mostly of Grade 3(2) land which is down to permanent pasture as well as some Grade 5 land where there are gradient limitations on the northern edge. There are two large whinstone quarries (disused) situated in the top field to the south west of Castle Rock Bungalow. The southernmost is water-filled and there is a built trackway running to the northern quarry from the farm track to the west with a less well-defined spur heading towards the south side of the southern quarry. Access to the Lot is taken from the main farm road and also from a field gate that leads directly onto the B914 on the southern boundary.

Accessed from the main farm track is a single poultry house which sits on an area of hardstanding. The building benefits from water and electricity connections and was used for commercial egg production until the summer of 2015.

Lot 5: Land at Hilltop Farm – about 102.40 acres (41.44 hectares)

Comprising the majority of the permanent pasture land at Hilltop Farm, Lot 5 consists of approximately 71.79 acres (29.05 hectares) of good quality Grade 3(2) permanent pasture land along with an enclosure of rough grazing measuring approximately 19.93 acres (8.07 hectares). Two belts of coniferous trees run perpendicular to each other – one along the southern boundary providing screening from the road with the other running north to south through the centre of the Lot. The land is accessed directly from the public road by way of a farm track on the south eastern boundary. The track connects to the substantial farm road that runs west to east from Hilltop Farm before curling round to the north and into Lot 7. The farm road gives access to five poultry houses which sit on their own areas of hardstanding. The buildings benefit from water and electricity connections and were used for commercial egg production until the summer of 2015.

Lot 6: Land at Hilltop Farm – about 57.67 acres (23.34 hectares)

Accessed from the main farm road on the northern side of the traditional steading buildings (Lot 3) via a secondary track, Lot 6 is comprised of approximately 32.83 acres (13.29 ha) of Grade 3(2) permanent pasture as well as 19.57 acres of rough grazing (7.92 hectares), which is mostly located on the eastern extent of the Lot. The track gives access to two poultry houses which sit on their own areas of hardstanding. The houses benefit from water and electricity connections and were used for commercial egg production until the summer of 2015.

Lot 7: Commercial Woodland at Hilltop Farm – about 103.29 acres (41.80 hectares)

Situated at the northern extent of the farm, Lot 7 comprises approximately 101.71 acres (41.16 hectares) of commercial coniferous woodland as well as two poultry houses. The woodland has been planted on the Din Moss and is separated into compartments by a number of rides. The Lot is accessed via the substantial farm road that connects to a farm track that runs down the south eastern boundary of Lot 5 to the public road. The hard track terminates at the two poultry houses on the southern boundary of the Lot. The poultry houses sit on their own areas of hardstanding and benefit from water and electricity connections. The houses were last used for commercial egg production in the summer of 2015.



Viewing is strictly by appointment with the selling agents Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: 0131 220 4160.

Satellite Navigation

For the benefit of those with satellite navigation the property’s postcode is KY12 9LP.


From Junction 4 on the M90, head west on the B914 towards Saline for 4.7 miles and the access to Hilltop Farm is on the right hand side.

Fixtures and Fittings

The property is sold as seen with the existing fixtures in situ. Only items specifically mentioned in the particulars of sale are included in the sale price.

Local Authorities

Fife Council

Fife House

North Street



Tel: 0345 155 0000

EPC Rating

Hilltop Bungalow: Band F

Castle Rock Bungalow: Band F


Hilltop Bungalow and Castle Rock Bungalow benefit from mains electricity, mains water and private drainage. Note that if Hilltop Farm is sold in Lots then the Purchasers of Lots 1, 4 and 6 will be required to install electricity sub-meters and the Purchasers of all Lots may be required to install sub-meters for mains water.

Entry and Vacant Possession

Entry and vacant possession will be by mutual agreement and arrangement.


Charles Wood & Son, 37 Kirk Wynd, Kirkcaldy, KY1 1EN.


Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 11 Wemyss Place, Edinburgh EH3 6DH.

Servitude Rights, Burdens & Wayleaves

The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.

Particulars and Plans

These particulars and plan are believed to be correct but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.

Internet Websites

This property and other properties offered by Rettie & Co can be viewed on our website at www.rettie.co.uk as well as our affiliated websites at www.rightmove.co.uk, www.onthemarket.com and www.thelondonoffice.co.uk


1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.

2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.

3. Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.

Important Notice

Rettie & Co, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.

3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.

Harrogate - Rural

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