4 Bed Detached House, Single Let, Humbie, EH36 5PN £3,750,000

Pogbie Farm Cottage is a detached, stonebuilt property under a pitched tiled roof. It was extended and refurbished in 2011 and now offers comfortable, well-maintained accommodation over two floors. The ground floor comprises a kitchen, two reception rooms, two bedrooms and a bathroom, while the first floor includes two bedrooms with coombed ceilings. The cottage can be accessed either through the farm steading or via the main drive to the farmhouse, making it ideally positioned for a stockman or as secondary family accommodation.

Farm Buildings
Pogbie is equipped with an extensive range of large, modern farm buildings capable of housing over 600 cows and young stock. There is ample yard space surrounding the buildings, much of which is concreted and gated, allowing for easy movement of stock. The steading benefits from good vehicular access, including turning and loading for articulated HGVs. It is conveniently located for access to the surrounding fields and is serviced by a mains water supply and mains electricity. There is a 10,000 litre bunded diesel tank (red) and a 1,500 litre bunded DERV tank. The underground slurry storage is reported to exceed the 22 week minimum requirement based on the current farming system.

The buildings are laid out as per the accompanying site plan, with approximate dimensions and construction details as follows:
1. Pogbie Farmhouse.
2. Pogbie Farm Cottage.
3. Manège (40m x 20m) - Constructed with a hardcore drained base and wood chip surface, enclosed by a timber post and rail fence and equipped with floodlighting.
4. Stable Block and Yard - Comprising a feed room, tack room, and seven stables (3.7m x 3.6m), of timber construction with a box profile roof. Let on a DIY livery basis.
5. Cattle Court and Straw Shed (30m x 19m) - Steel portal frame with profile sheet roof, concrete panel and Yorkshire boarding elevations. The open slatted court includes an external feed barrier and accommodates approximately 200 cows. Half of the building is used for straw storage, offering potential to expand the slatted area.
6. Workshops and Stores (21.7m x 5.2m) - Constructed from concrete block and timber frame with two sliding doors, a corrugated asbestos roof and a concrete base.
7. Grain Store and Implement Store (31.7m x 23.9m) - Steel portal frame with corrugated roof, concrete block and Yorkshire boarding elevations and a concrete base.
8. Traditional Steading (32m x 5m) - Stone and slate construction, including general storage, a biomass system and a lofted workshop. Two adjoining lean-tos provide a secure chemical store and staff facilities including a kitchenette, WC and office.
9. Dutch Barn (22m x 13.5m) - Steel frame with corrugated roof and cladding, concrete base, used for general storage and fitted with cattle pens and a calving gate.
10. Cattle Court (30m x 11.5m) - Steel portal frame with corrugated roof, open-sided with a raised drive-through feed passage. The slatted court is fitted with rubber comfort slats and calf creep gates opening onto an open court. Capacity for
approximately 80 cows and calves.
11. Cattle Court (30m x 12m) - Adjoining Building 10, of steel portal frame construction with corrugated roof. The southern elevation is enclosed by a concrete block wall. The building includes two slatted courts with rubber comfort slats and a raised central feed passage. Capacity for approximately 150 young stock.
12. Silage Pit (approx. 700 tonnes) - Constructed with concrete block walls and steel supports, with an asphalt base.
13. Cattle Handling System - Includes a covered crush (Bateman, installed 2024) with weigh scales, race and pens.
14. Cattle Court (43.5m x 23.5m) - Steel portal frame with corrugated roof, concrete block and Yorkshire boarding elevations and a concrete base. Includes a raised central feed passage and two slatted courts. Capacity for approximately 150 cows.
15. Silage Pit (approx. 1,200 tonnes) - Constructed with concrete panels slotted into steel uprights and an asphalt base.

Location

Pogbie Farm is situated in an attractive and unspoilt part of East Lothian, enjoying outstanding views northwards towards the Firth of Forth. The surrounding countryside, nestled at the foot of the Lammermuir Hills, is renowned for its highly productive mixed arable and livestock farms.

The hamlet of Humbie lies approximately 1.7 miles to the north and offers a popular community-run shop and café, a church and a primary school. The picturesque village of Gifford is around 8.6 miles to the east and includes a convenience store along with a selection of independent shops.

Haddington (10.5 miles), an attractive market town, provides an excellent range of local amenities including both primary and secondary schools, shops, banks, hotels and restaurants. Independent education options nearby include The Compass School (preparatory) in Haddington, Belhaven Hill School (preparatory) in Dunbar (21.8 miles) and Loretto School in Musselburgh (14.1 miles), a coeducational school for ages 7–18.

Edinburgh, with its wide range of schools, cultural attractions and professional services, is within daily commuting distance. Edinburgh City Centre (19 miles) is easily accessible via the A68 and A1 dual carriageway and Edinburgh Airport is approximately 26.3 miles away. Alternatively, there is a railway station at Wallyford (13 miles) with regular services to Edinburgh Waverley.

East Lothian offers excellent recreational opportunities. The region is well known for its spectacular coastline and world-class links golf courses, including Muirfield, Luffness, Gullane, and North Berwick. Closer to Pogbie, Haddington has its own 18-hole golf course and Gifford offers a 9-hole course. The area also provides superb opportunities for field sports, with pheasant and partridge shooting available locally and grouse shooting in the Lammermuir Hills. Salmon fishing is available on the River Tweed, approximately 25 miles to the south.

East Lothian is well served by agricultural suppliers and grain merchants. There are livestock markets at Newtown St Boswells (25 miles) and Stirling (57 miles). All distances are approximate and sourced from Google Maps.

Acreage: 527 Acres

Directions

From Edinburgh take the A68 south through Dalkeith and Pathhead and continue south for a further 3 miles to the small village of Fala. At Fala turn left onto the B6457 signposted Humbie. Follow this road for about one mile to a T junction. Turn right and continue for about 0.5 miles and take a turning on the left (opposite a terrace of white cottages) signposted to Pogbie. Continue to the next T junction and turn right. The access road to Pogbie Farm is on the right hand side.
For sat nav purposes the postcode to Pogbie Farmhouse is EH36 5PN. what3words: ///apple.sprinting.puns

Additional Info

Land
The land at Pogbie extends to about 527 acres and lies within a single contiguous block, intersected only by the minor public road serving the farm. The land is approximately analysed as follows:
215 acres arable, 197 acres permanent pasture (113 acres has been re-seeded in the last 5 years). 33 acres rough grazing and 66 acres woodland
The sellers are retaining about 134 acres of hill grazing to the south, which may be available to rent by separate negotiation.
The land ranges in elevation from around 200 to 375 metres above sea level, rising to Pogbie Hill. Soils are predominantly brown earths and mineral gleys, with arable land classified by the James Hutton Institute as Class 3.1 and 3.2 and pasture as Class 4.1 and 4.2. Fields 10-22 inclusive are designated as Less Favoured Area (LFA) for the purposes of agricultural grants and subsidies. The highly productive arable land has until recently been let out, with a typical rotation including spring barley, winter barley and winter wheat. Reported yields are as follows: Spring barley: approx. 2.8 - 3.2 tonnes/ac, Winter barley: approx. 3.0 - 3.4 tonnes/ac, Winter wheat: approx. 3.5 - 3.8 tonnes/ac.
There are approximately 66 acres of woodland, providing amenity, biodiversity and shelter for livestock. Approximately 9 acres of woodland were planted under the terms of a habitat management plan in connection with the wind turbines located on the retained land. Fields are of a practical size and benefit from either natural or piped water supplies (from a well). A well-maintained network of internal tracks facilitates good access across the holding.