Strategic Refinancing to Support a New Chapter for a Scottish Estate
When a respected field sports professional and estate owner in the Scottish Highlands decided to prepare his land for sale, he turned to UK Agricultural Finance to help ease the transition. With family life pulling him south and a strong desire to see the estate reach its full potential, the borrower needed a refinancing solution that would consolidate existing debt and fund final enhancements—including environmental groundwork and renewable energy planning.
Our support enabled him to take the next step with clarity and confidence, unlocking the estate’s value while preparing it for its next chapter.
The Borrower’s Background
Raised on a farm and introduced to shooting by his father and grandfather, the borrower’s connection to the countryside runs deep. After university, he served around the world as a career Army officer for nearly two decades, developing the leadership and discipline that would later underpin his success in rural enterprise.
On leaving the Army, he channelled his lifelong passion for field sports into managing shoots across the UK, eventually setting up his own business to deliver bespoke experiences for discerning clients.
Change is never easy—especially when it involves letting go of a place deeply rooted in personal history and professional pride. But for one seasoned field sports expert and estate owner in the Scottish Highlands, the time had come to turn the page. With family now based in southern England and personal priorities shifting, he made the difficult decision to prepare his estate for sale.
The goal was clear: simplify the estate’s financial structure, enhance its environmental assets, and hand it over in the best possible condition.
The Estate – A Highland Gem
Set amidst nearly 4,000 acres of rugged beauty in the Scottish Highlands, the estate lies close to a scenic fishing village along the North Coast 500 route—an area renowned for its draw to nature lovers, anglers, and tourists alike. With panoramic views, wild terrain, and an abundance of biodiversity, the land holds both ecological value and commercial potential.
The main house, originally built in 1875 as a weekend retreat, has been sympathetically renovated to offer modern comfort while preserving its historic charm. Original wood panelling, fireplaces, and fitted bookshelves remain, complemented by a conservatory dining room, games room, deer larder, and accommodation for up to eight guests. Currently let as a self-catering property via Airbnb, it generates around £30,000 annually.
Beyond the house, the estate features a varied landscape of mountain terrain, native woodland, lochs, and moorland. These natural assets are not only striking in their own right—they offer substantial scope for restoration, environmental enhancement, and income through carbon credits, tourism, and field sports.
Environmental and Renewable Opportunities
The estate’s environmental credentials are a central part of its value—both ecologically and commercially. With a strong foundation already in place, the borrower aimed to enhance these features further in preparation for sale, supported by the refinancing package from UK Agricultural Finance.
A 90-hectare peatland restoration scheme, validated in 2022, is expected to generate over 15,000 tonnes of CO? equivalent in carbon credits. Alongside this, the estate boasts 375 acres of existing native woodland and scope for an additional 50 hectares of planting, plus 22 hectares of enrichment planting—all identified as part of the Highland Council Woodland Strategy.
Tree planting on this scale aligns with national targets, including Scotland’s ambition to plant 18,000 hectares annually by 2025. The borrower’s plans are not only environmentally sound but also commercially astute, tapping into the growing market for natural capital and carbon offsetting.
In terms of renewable energy, the estate already hosts a 1MW run-of-river hydro scheme, generating a base rent of over £57,000 annually. Planning and design are underway for a second, larger 2MW scheme, which could eventually support the energy needs of a nearby port—a forward-looking move that enhances the estate’s long-term appeal and income potential.
Field Sports and Heritage Management
Field sports are deeply woven into the identity of the estate—and of the borrower himself. Having spent a lifetime immersed in shooting, both recreationally and professionally, he brought deep expertise and care to the way field sports were managed on the land.
The estate supports a healthy red deer population, with up to 30 hinds and 12 stags taken annually. Trophy-quality animals have been recorded, and the diverse terrain—from steep highland “moonscapes” to rolling green hills—offers a range of stalking experiences for all skill levels. While field sports were previously offered commercially, the borrower had recently shifted focus, choosing to host only select groups of friends and family.
Beyond deer, the estate is home to grouse, ptarmigan, woodcock, and snipe, as well as several hill lochs offering wild brown trout fishing. This variety adds to the estate’s sporting appeal and reflects its well-managed habitats and biodiversity.
The borrower’s thoughtful stewardship has created a sporting environment that is both sustainable and personal—one shaped by tradition, knowledge, and a deep respect for the land.
Strategic Refinancing to Unlock Value
With a view to selling the estate and moving closer to family in southern England, the borrower faced a financial structure that was no longer fit for purpose. The estate was split across two land titles, each with a different lender holding security. This not only complicated the ownership picture but also risked deterring potential buyers and stalling the sales process.
In parallel, the borrower needed access to capital for key enhancement works—specifically, early-stage investment in a second hydro scheme and extensive new woodland planting to further bolster the estate’s natural capital value.
Through a trusted broker in Scotland, the borrower approached UK Agricultural Finance for a solution.
We provided a £700,000 net loan designed to simplify, strengthen, and support:
- Consolidation of existing borrowing, repaying two separate lenders to unify the estate under one financial structure.
- Closure of an overdraft facility, improving cash flow and reducing ongoing financial pressure.
- Release of working capital to fund:
- Planning and design costs for a new 2MW hydro scheme, aimed at powering a nearby port.
- Planting of 50 hectares of woodland to generate future carbon credits and align with national reforestation goals.
Shortly after the main loan completed, the borrower approached us directly—quickly followed by his broker. Impressed by how his original application had been handled, he returned to request a further advance of £102,000.
We were happy to assist and advised that we would simply require confirmation of the loan amount, an itemised breakdown of the use of proceeds, copies of invoices or redemption statements, and supporting bank statements.
When asked why the request had come so soon—less than four weeks after the original loan—the borrower openly explained that some bills had started to accrue late in the process, but he had been hesitant to raise changes so close to completion. He also hadn’t realised that personal expenditure could be included, and had omitted a few items he now wished to address.
The broker was away on holiday at this time, but there were no delays—our local BDM, Louise, had already met the borrower on-site and was able to liaise directly and administer the entire application. By the time the broker returned, the further advance had completed.
The borrower supplied all required information by the end of May. While visiting family in Gloucester, and with his solicitor based in Glasgow, arrangements were made for the facility letter to be emailed for signature, with the signed documents returned to Head Office via email and post. The further advance completed within two weeks, and funds were sent directly into the borrower’s personal account.
Looking Ahead
Meanwhile, the estate has now been placed on the market. Tentative enquiries and viewings are underway, but the borrower remains focused on delivering against his original business plan—including progressing renewable energy and tree planting projects—until a suitable buyer is secured.
With funding in place and key enhancement works underway, the borrower is now well positioned to market the estate with confidence. The simplified financial structure and environmental upgrades—backed by clear income potential from renewables and carbon credits—will help ensure the estate appeals to a broad range of buyers who value both heritage and sustainability.
For the borrower, the sale marks the close of a meaningful chapter and the beginning of a new one, relocating to Gloucestershire to be closer to family.
At UK Agricultural Finance, we’re proud to support clients through complex transitions—whether that means refinancing for growth, restructuring for sale, or investing in natural capital. Our rural expertise and flexible approach ensure we’re a trusted partner for landowners looking to take the next step with clarity and purpose.