For Sale
Former Lighthouse Keeper’s Apartment
Flat-3
The price is: £106,000 “as is”.
Or £111,000 with the important renovation work completed.
There will be no wasteful “bidding war.”
The seller will not be stressing buyers
with "closing dates" click here.
One buyer at a time will have the
grace of time to buy on an exclusive basis.
Full Disclosure: This building is owned by Russ McLean (info: here). He is proprietor of a website that has for the past 30 years, helped dozens of other lighthouse owners sell their lighthouse buildings. Not via an estate agency, but a mutually supportive not-for-profit website (here and safety backup: here). As such, RICS surveyors have factually in the past, used his websites for “comparable” valuations. Surveyors, please do not do this. This declaration is made to ensure no conflict of interest arises in the sale of his (former lighthouse keeper’s) apartment.
^^ Flat-3, Tod Head Lighthouse Station ^^
^^ Kinneff, By Montrose, Aberdeenshire, DD10 0TH ^^
Main Accommodation Block
This is a one-bedroom first-floor flat for sale in the Tod Head Lighthouse Station main accommodation block. It was purchased in order to be nearer family. Unfortunately health matters (here) have prevented the renovation. So regretfully, the property is now up for sale. Up the stairs and on the right hand side…
The flat has sea views from all 3 sides.
Here is a short video to provide perspective. It helps illustrate how the windows for Flat-3 have the best all-round sea view of the entire accommodation block….
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^^ Tod Head Lighthouse Station ^^
^^ A Short Video To Provide Perspective ^^
^^ Courtesy of and With Thanks To Craig Roy ^ ^ .
^^ Tod Head Lighthouse Station ^^
^^ Kinneff, By Montrose, Aberdeenshire, DD10 0TH ^^
Here in the next picture, is the ownership Title-Plan for Flat-3. It includes an off-street parking area within the compound (shaded red)…
^^ Flat-3 Title Plan ^^
The First-Floor Flat Number 3 Footprint Is: Shaded Yellow – Yellow.
Parking Area For Flat Number 3: Shaded Red – Red.
Access Right To Walk/Drive Over In Perpetuity: Shaded Orange – Orange.
Additional parcels of land outside the Tod Head lighthouse compound may be purchased by separate negotiation…
^^ Tod Head Lighthouse Station ^^
Copyright Licence HMLR: 100026316 &
Ordnance Survey: 100052015
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A limited amount of land is available by separate negotiation. Priority is given to owners of the dwellings within Tod Head Lighthouse Station. Contact Russ McLean for further information: click here.
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Please Note: The lighthouse tower provides a visually remarkable reminder of where you live. However, the tower itself is NOT included in the sale.
^^ View From Main Bedroom ^^
^^ Flat-3, Tod Head Lighthouse Station ^^
^^ The Lighthouse Tower Is Not Included In This Sale^^
For this lighthouse station, the foghorn and tower have been decommissioned and no longer sound nor flash. So you will not be startled by loud booming noises, nor by bright rotating lights at night.
To provide a clear idea of the location of Flat-3 for sale within the main accommodation block, the apartment that you would own it is outlined in yellow ink…
^^ Flat-3: Top Right: Outlined In Yellow ^^
^^ Price: £106,000 ~ “as is” ^^
The Engineering Office & Mess Rooms
As Demarcated In Red on The Ground Floor
Are NOT Included In The Sale.
Next is a floorplan for Flat-3. The details are given in good faith and as accurate as we can make them. Buyers must rely on their own measurements for hyper accuracy when arranging for carpets and redecoration etc.
Plan drawings and measurements are for general guidance only. Prospective purchasers must rely on their own measurements. Thankyou.
Measurements are for general guidance only. Prospective purchasers must rely on their own due diligence in respect of room sizes. Thankyou.
^^ Diagram Showing Flat-3 From The West ^^
Flat-3 has been empty for several months due to the owner requiring (back) surgery. Hence this sale of Flat-3. The installation of an internal disability lift was considered, but the owner is not keen on the alterations that would be required, such as installation of an domestic lift/elevator within the building.
^^ Flat-3 From The North Looking South ^^
^^ Showing The “Sea Cathedral” ^^
^^ With Secret Access To Braidon Bay ^^
^^ & Catterline Beach Beyond ^^
The access to Braidon Bay Beach is via a long flight of steps at the north of the lighthouse compound. These were originally created to assist with the construction of the lighthouse station in 1897.
Many lighthouse stations have bespoke piers/harbour facilities built to enable building materials to be brought in by ship and flit boat, at a time when there were no power-tools and these buildings were created by hand tools. That manual work also included winching material up via hoist and pully systems. Most of these have long gone, but you can still see some evidence amongst the land owned by the seller at the north of the estate.
Please be careful when descending or ascending the steps at the “Sea Cathedral” as they originate from the 1890s (and earlier).
Even though generations of lighthouse keepers’ have maintained the steps, they can be uneven and slippery when wet. Particularly if the mist comes in from the sea.
Also the secret(ish) access to Braidon Beach is tidal, so again, please take care.
The next bay has Catterline Harbour and is excellent if you enjoy sailing, or rowing or diving etc. Even a nice pleasure….
^^ Catterline Harbour ^^
^^ The Next Bay After Braidon & Can Be Seen From Flat-3 ^^
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There is a particularly enthusiastic rowing club at Catterline and it can be interesting to see Tod Head Lighthouse Station from the sea view…
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Flat-3: Photographs
Entrance Door & Hallway
^^ Main Hallway ^^
^^ Flat-3, Tod Head Lighthouse Station ^^
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^^ Bedroom: Photo 1 ^^
^^ Flat-3, Tod Head Lighthouse Station ^^
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^^ Bedroom: Photo 2 ^^
^^ Flat-3, Tod Head Lighthouse Station ^^
Though From this former lighthouse keeper’s dwelling a Flat-3, you will have a spectacular, uninterrupted view of the lighthouse tower.
^^ Living Room: Photo 1 ^^
^^ Flat-3, Tod Head Lighthouse Station ^^
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^ Living Room: Photo 2 ^^
^^ Flat-3, Tod Head Lighthouse Station ^^
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^ Kitchen ^^
^^ Flat-3, Tod Head Lighthouse Station ^^
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^ The View From The Kitchen ^^
^^ Flat-3, Tod Head Lighthouse Station ^^
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^ The Bathroom With WC + Bath + Shower ^^
^^ Flat-3, Tod Head Lighthouse Station ^^
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^ The View Eastwards, Away From The Sea ^^
^^ For Perspective On The Front Door Balcony ^^
This next photograph gives an indication where the parking area us for Flat-3.
In the middle foreground, right at the front of the panoramic photograph is a pile of old wood. This was a garage, but at 39 years old, it had reached the end of its lifespan.
Prior to entry, the old wood will be removes and an indelible marking of the area owned by Flat-3 as per the Title Deeds shall be made onto the concrete. Similar to the material used in road marking (click here).
^^ Location of Parking Area For Flat-3 ^^
This Will Be Clearly Shown/Marked
Prior To “Concluded Missive” Phase.
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Important Note
Roof Overhaul Works Scheduled For 2025
Please Note: The roof for the entire accommodation block was replaced around 1982. The Northern Lighthouse Board sold the lighthouse station to Mr Galloway in March 1986. There has been maintenance work throughout this period. Mr McLean purchased Tod Head Lighthouse Station from Mr Galloway on 12th April 2024.
At that time, Mr McLean had been undergoing medical treatment. However, his colleagues who work at and/or for the Northern Lighthouse Board were kind enough to carry out a survey on the roof. Mr McLean has lived at 5 lighthouse stations in the last 40 years and is experienced with these roofs.
Prior to having to sell his flat (Flat-3) Russ McLean had arranged for an internal and external inspection of the main accommodation block roof.
For clarification the Northern Lighthouse Board installed a very robust industrial design of structure…
^^ Type of Roof At Tod Head Main Accommodation Block ^^
This is a high specification solution to the replacement of the 85 year-old (1897) timber roof. It has saved the current owners a significant amount of money.
However, the surface membrane system atop requires overhaul and renewal.
Hence part of the discount in price from £111,000 to £106,000.
However, the costings for the current overhaul of this 43 year old membrane system will not exceed £2,250 for Flat-3. The benefit being that this will ensure roof integrity for a long time to come.
The new owners will be asked to pay 50% of the cost during summer 2025 and 50% of the cost at the end of the year (approximating to a maximum of £1,125 x 2).
Based on similar works on previous lighthouse stations overhauled by Mr McLean’s company, the longevity is 25 to 40 years. This is dependent upon annual maintenance. That cost seldom exceeds £100 per flat per annum and tends to average around £50 per annum.
For anyone who has lived in a lighthouse keeper’s home, the integrity and longevity of the roof structure is very important.
Here is a recent video of Tod Head Lighthouse Station interstitial space showing the n1983 roof installed onto the building (the walls are over 2 feet thick and structurally over-engineered. The Northern Lighthouse Board have done all the snow-loading and related structural calculations.
Tod Head Main Accommodation Block
^^ This Video Was Taken During The 2024 Survey ^^
We finish this set of details with a drone video so that prospective buyers can see around the building…
^^ Tod Head Lighthouse Station ^^
^^Aerial Video ^^
The owner is selling Flat-3 privately and without an estate agent. It will be advertised on the his Unique Property Bulletin Rightmove account and also on the publication’s website and social media platforms (here and safety backup: here ~ plus the new social media specifically for lighthouses: here).
All in a similar way to the 2017 sale of his home up at Noss Head Lighthouse Station by John O’Groats…
^^ 8 Years Ago & Very Far North At Noss Head Lighthouse Station^^
Now, in 2025, Flat-3 For Sale At
Tod Head Lighthouse Station Is
Much Further South
Closer To Two Major Cities + Airports
Plus Local Amenities: Hospitals + Hotels + Schools + Universities + Shops
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Offers
There may be a repeat of these high levels of interest from 8 years ago, BUT this time we are putting in place mechanisms that we believe passionately in.
Principally because the owner of Flat-3 and the Unique Property Bulletin publication believe that the old “closing date” system is toxic.
=> Closing dates waste peoples’ time and money. For ONE “winner” there are 6 to 12 “losers” who have spent a lot of savings and emotional investment in this flawed process.
=> Closing dates cause much distress and anxiety.
=> Closing dates can cause artificial house price inflation.
This last one is akin to our philosophy that you cannot get “a little bit pregnant.”
House price inflation has proven to destroy a significant tranche of the possibility of home ownership for the baby-boomer generation’s children and grandchildren. We want that to be stopped and to ensure the next generations DO have the chance to buy their own home at an affordable price.
So to make a point and one that has already been discussed at the highest levels of HM Land Registry, the Law Society and the Scottish Government, we will, from now on be adopting the following…
1]. A ban on “closing dates.”
2]. A period of exclusivity for each buyer.
3]. If a buyer wishes to proceed with their purchase at the price stated, then they are given as close to a guarantee of exclusivity and success as we can muster.
The current process may be subject to amendment by dint of the Land Reform (Scotland) Bill 2024 and/or and replacement, and/or Statutory Instrument if the current PROOF-OF-CONCEPT on this page and our other ten sales this year are established to have merit.
The purchase protocol we are making a term of this process will currently deploy what is known as an “Anti Gazumping Agreement” and yes, gazumping does happen in Scotland. Especially given the unprecedented pressured being placed on the decent staff at the Registers of Scotland.
The use of an “Anti Gazumping Agreement” will suffice until the consultation period via various stakeholders is completed. There is, we hope, likely to be a new document that replaces the generic and is more bespoke for purpose.
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If you have any questions about this building for sale, or the exclusivity protocol we are selling the property via, then please feel free to get in touch with the owner…
Click Here
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EPC & Homebuyer Reports
1]. The EPC Report for Flat-3 can be found: Click Here.
It may be helpful to know that the Seller is retaining an office onsite whilst his planning application for demolition of the 3 detached derelict buildings at Tod Head and replacement with a single storey disability adapted newbuild are processed.
The reason this may assist with the EPC remedial action is that the seller has project managed over two dozen similar renovations over the past three decades and has a helpful directory of professionals with the skillsets required to bring the EPC up to where it can and should be. For example, friend and colleague Andy Ritchie…
Andy Ritchie Was Crucial In Helping
Manage The Renovations At Noss Head Lighthouse Station
Andy is also auditioning as the Gerard Butler of the lighthouse world…
^^ Andy Ritchie Is A Good Friend & Gives Wise Counsel ^^
Russ McLean quote: “In all seriousness, having lived in the same lighthouse station as Andy and the lighthouse renovation crew at Noss Head Keepers Block, I’ve seen how these guys are awake and ready for work at 6am every morning, come rain, hail, snow, frost, sea-mist or sun!
They are incredibly dedicated to keeping lighthouse buildings in good trim. But also very decent human beings too. For example:
Here is my desk at at Noss Head Lighthouse Station…
^^ Noss Head Lighthouse Main Lounge ^^
You might be able to see a small, white coloured internet router communication box at the base of the main door by my desk.
At 7pm every night, that router was moved from the window area to the door base, was so that our rough, tough Andy, who resided in Bedroom-4 could Facetime video his two young daughters with a bed-time story from their Dad every night that he was away from his home.
Tough, yes, but with a heart of gold.
It is really good to be able to call guys like Andrew Ritchie and the other crew who look after these iconic buildings your friend. In fact it is a privilege.
Who better than to provide wise counsel and practical help in making sure the more ‘tired’ of these buildings are brought back to their ship-shape, top class condition than the actual guys and girls who are the current custodians of the maintenance of lighthouses all across the UK?
Indeed, these are the modern day lighthouse keepers.”
P.S. The reason we had to move the router was the fact these lighthouse buildings have walls that are between two -feet and 3-feet thick full of sandstone masonry and impervious to modern broadband signals!.
^^ Noss Head Lighthouse Keepers’ Lounge ^^
Please Note…
This is Noss Head and NOT Tod Head Lighthouse Station.
This detail, and the extra photographs at the foot of this page are added to provide some comfort to anyone looking at buying a lighthouse home, can see there is a strong, mutual support network of experienced people who are passionate about these buildings and just a phone call away from helping..
There is no charge from the Seller Russ McLean for lighthouse renovation assistance, nor many of the volunteers surrounding what is coming next… the Seller is in the process of establishing a “National Lighthouse Preservation Trust” charity to rescue these types of building from this sort of fate at a lighthouse station far away on the West Coast…
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2]. Flat-3 at Tod Head Lighthouse Station is statutorily exempt from a Homebuyers Report: Click Here.
However, for the sake of good form, if any Buyer wishes a Homebuyers Report, then in spite of the exemptions, the Seller is more than happy to fund this.
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With respect to a buyer or buyers who wishes to make a “Scottish Legal Form Offer”, please can this be directed, in the usual written manner and post it to:-
Mr Paul Brown., LL.B., N.P.,
Hays Cassels, Solicitors & Notaries
Almada Chambers,
95 Almada Street,
Hamilton,
ML3 OEY.
Thank you.
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P.S. If you are a person who likes boats and ends up keeping a suitable vessel two bays up at Catterline Harbour, then the next stop north is very remarkable and well worth a visit. It i a place called Dunnottar Castle…
^^ Dunnottar Castle Just North of Tod Head Lighthouse Station ^^
Photo Courtesy of Geograph & John Allan
Dunnottar Castle Website
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Example of Some
Earlier Lighthouse Station Renovations
To give an idea of the forthcoming 2025 Tod Head Lighthouse Station renovation, here is a selection of some Noss Head Lighthouse Station renovation photos from the collection of project-manager Russ McLean (here)…
^^ Noss Head Lighthouse Keepers’ Lounge ^^
Please Note…
This is Noss Head and NOT Tod Head Lighthouse Station.
Photographs of far north NOSS HEAD Lighthouse Station are added to provide some comfort to anyone looking at buying a lighthouse home such as one at TOD HEAD Lighthouse Station farther south, can see there is a strong, mutual support network of experienced people who are passionate about these buildings and just a phone call away from helping..
^^ Noss Head Lighthouse Keepers Main Block ^^
Roof Overhaul In Process
This is Noss Head and NOT Tod Head Lighthouse Station.
^^ Noss Head Lighthouse Keepers Main Block ^^
Roof Overhaul In Process
^^ Noss Head Lighthouse Keepers Main Block ^^
Roof Overhaul In Process.
Temporary repairs to chimney base until the specialist roof membrane manufacturer was able to attend (this photo dates from 2017).
^^ Noss Head Lighthouse Keepers Main Block ^^
Chimney Overhaul Complete.
The next photo is from atop the lighthouse tower and shows the new roof and temporary overhaul in place after a fairly rare, but understandably intense storm had passed. Thankfully the building is famously robust, with 2-feet to 3-feet thick walls.
^^ Noss Head Lighthouse Keepers Main Block ^^
Roof Now Fit Until Two-Yearly Inspection.
The smaller buildings at Noss Head Lighthouse Station also required maintenance work as this had slipped during the “empty building” syndrome during the ownership conveyance period from the Clan Sinclair Trust (here) to the Unique Property Bulletin Ltd (here), being July 2016 to 23rd May 2017.
^^ Noss Head: Principal Keeper’s House ^^
Major Overhaul Under Way (2017).
Lighthouse buildings fare better when they are occupied due to their location of being close to the sea and generally in a dramatic location where ships and seafarers need to be kept afar and safe.
Here is our friend, Any Ritchie singing his heart out. Kind of unaware that at the top of a lighthouse tower, you can be heard for miles. Fortunately, Andy can hold note well and does justice to Abba, Fleetwood Mac and Tina Turner. Though his rendition of Flannan Isles has some salty language in it…
^^ Noss Head Lighthouse Tower ^^
Andy Ritchie At The Top
Here is a “before” and “after” photo of Principal Keeper’s House and the separate Keeper’s Cabin.
Please note the three doors at the gable end have been sealed up professionally and are now (wind-resistant) windows…
^^ Noss Head Lighthouse Station ^^
PLEASE NOTE: these additional renovation photos of NOSS HEAD Lighthouse Station are provided as comfort to persons looking to buy a home at TOD HEAD Lighthouse Station…
It is Flat-3 at Tod Head Lighthouse Station which is for sale at £106,000…
^^ Flat-3, Todd Head Lighthouse Station ^^
Kinneff, By Montrose
Aberdeenshire, DD10 0TH
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Any Enquiries, Please…
Click Here
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