** CLOSING DATE SET ** WEDNESDAY 30th SEPTEMBER 12 NOON **

We are delighted to bring to the market Virdyke, an attractive traditional croft house situated in a pleasant rural setting at Cullivoe on the island of Yell, together with approximately 3.729 hectares (9.21 acres) of croft land.

The property offers characterful accommodation and comprises an open-plan kitchen, dining and living area, creating a sociable central living space within the house. There are two bedrooms, one of which benefits from an en-suite shower room, together with a further shower room and a scullery off the main kitchen.

Of traditional stone construction, the house retains an appealing Shetland character and would be well suited to those seeking a permanent home, rural retreat or crofting lifestyle in the North Isles.

Virdyke has recently been operated as a successful Airbnb holiday-let property, demonstrating an established demand for visitor accommodation in this attractive part of Yell. The property achieved an impressive 89% booking rate during the previous year, increasing to approximately 93% during the current year. This strong booking history may be of particular interest to purchasers seeking a property capable of generating income alongside its appeal as a traditional Shetland home and croft.

The house is accompanied by approximately 9.21 acres of croft land, understood to comprise mainly good grazing ground, with boundaries generally defined by post and wire fencing. The land provides useful scope for grazing and crofting activities, subject to the relevant crofting regulations and any necessary consents. The croft has a hill right share in the North Yell District common grazings. Assignation of the tenancy of the hill right will require the approval of the Crofting Commission. If required thus could be dealt with following completion of the sale of the croft.

Croft Registration Number: C1651

Crofting Commission Number: Z2630

Main Location Code: 891/0247

Further information regarding the croft, including its registered extent and crofting particulars, can be obtained by searching the public Registers of Scotland Crofting Register using the above details. The Crofting Register is map-based and provides information on the registered extent and interests in croft land.

Search the Registers of Scotland Crofting Register - https://www.crofts.ros.gov.uk/register/home

Prospective purchasers should satisfy themselves as to the crofting status, registered boundaries, rights and obligations affecting the subjects and should seek independent advice from their solicitor and, where appropriate, the Crofting Commission.

Virdyke is an owner-occupied croft and, as such, the sale will be subject to the relevant provisions of crofting legislation and the requirements of the Crofting Commission. Prospective purchasers should satisfy themselves as to the implications of acquiring an owner-occupied croft and are advised to seek appropriate independent legal advice in this regard.

The site of the house has not been decrofted and therefore cash only offers can be considered.

Accommodation Comprises: Open Plan Living / Kitchen / Dining Room, Two Bedrooms - one with en-suite shower room, Shower Room

LOCATION

Virdyke is situated in Cullivoe, an established and welcoming community in the north of the island of Yell. The property enjoys an attractive rural setting while remaining conveniently placed for a good range of local amenities.

Of particular benefit to families, Cullivoe Primary School is situated just a short distance from the property. Cullivoe also benefits from a local shop and Post Office, fuel facilities, community hall, pier and marina, together with an active local community.

A wider range of services can be found elsewhere on Yell. Mid Yell, the island's principal service centre, is home to Yell Junior High School, the health centre and Leisure Centre. The leisure centre offers an excellent range of recreational facilities including a swimming pool, gym, sports hall, squash and badminton facilities, football and other sporting activities. Mid Yell also provides shopping and Post Office facilities, with further shops and fuel available elsewhere throughout the island.

Yell is Shetland's second-largest island and provides a good range of everyday services while retaining the peaceful pace of island life. The island is particularly well known for its scenery, coastline and wildlife, with numerous opportunities for walking, boating and other outdoor pursuits. North Yell is also home to attractions including the Sands of Breckon and The Shetland Gallery.

Transport connections are provided by regular roll-on, roll-off ferry services between Ulsta in south Yell and Toft on the Shetland Mainland, with connecting road links onwards to Lerwick. At the north of Yell, the ferry terminal at Gutcher provides onward connections to Unst and Fetlar, making Yell an important and well-connected base within Shetland's North Isles.

Combining an attractive rural location with access to primary and secondary education, healthcare, leisure facilities, shops, fuel and regular ferry connections, Virdyke offers an appealing opportunity for those seeking a permanent family home, crofting lifestyle or established holiday-let property in one of Shetland's distinctive island communities.

ACCOMMODATION;

Open Plan Living Room / Kitchen / Dining Area (6.45m x 3.46m) (2.21m x 1.83m)

East facing door, East and West facing windows and skylights, vaulted ceilings with exposed beams, pendant light to the ceiling, wall and base units, multi-fuel burning stove with stone surround and wooden mantle, farmhouse style sink unit with draining board, space for under counter fridge, wooden floorboards to the floor.

Bedroom 1 (3.39m x 3.92m)

East facing window, v-lining to the ceiling and walls, pendant light to the ceiling,

En-Suite Shower Room (2.04m x 2.89m)

West facing window, spotlights to the ceiling, shower enclosure with mixer shower, tiles to the wall around shower, sink vanity unit, toilet, space for washing machine, tiles to the floor.

Bedroom 2 (2.63m x 2.72m)

East facing window, pendant light to the ceiling, v-lining to the ceiling, v-lining to the walls, laminate to the floor.

Shower Room (2.03m x 1.28m)

Pendant light to the ceiling, v-lining to the ceiling, v-lining to the walls, shower enclosure with electric shower, tiles to the wall around shower, sink, toilet and lino to the floor.

EXTERNAL

The house is surrounded by areas of grass, providing a simple and easily maintained external setting in keeping with the property's traditional croft character.

A range of useful outbuildings is situated close to the house, including a detached garage and a two-part shed, providing useful storage and workshop space. There is also a former byre, which has potential for development and renovation.

Beyond the immediate grounds, the property is accompanied by approximately 9.21 acres of croft land, comprising mainly good grazing ground with boundaries generally defined by post and wire fencing.

SERVICES

Electricity: Mains

Water: Mains

Drainage: Septic tank

Heating: Electric oil filled radiators, solid fuel burning stove and Aga. Electric underfloor heating to the en-suite.

Council Tax - Band A

EPC Rating - Band G

EXTRAS

All fixed items included in the sale. Some moveable items available by separate negotiation.

ENTRY

Immediate entry available on conclusion of legal formalities with a flexible entry date.

VIEWINGS

By appointment only. Contact 01595 747 045 or email property@arthursimpson.co.uk

CLOSING DATE

Parties wishing to be advised of a closing date should formally note their interest with the selling agent via a solicitor.

OFFERS TO

Arthur & Simpson

68 Commercial Street, Lerwick, ZE1 0DL

Telephone 01595 747 045

Email: property@arthursimpson.co.uk

DISCLAIMER Note: Whilst we endeavour to make these particulars accurate, they do not offer/form any part of a contract on offer and are not guaranteed. Please note, the property is sold as seen. Measurements are approximate. We have not tested electricity, gas or water services or any appliances. Photographs may have been taken with a wide-angle lens.

Virdyke, Cullivoe, Yell, Shetland, ZE2 9DD

Tenancy information

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