Key details

House & Croft - Newhouse, Sound, West Yell, ZE2 9BG
2 bedrooms • living room • kitchen / dining room • conservatory • bathroom • porch & box room • store / studio with kitchenette & shower • croftland with garage / greenhouse / store
Under offer
By arrangement.

  • receptions 1 Reception Room
  • bedrooms 2 Bedrooms
  • bathrooms 2 Bathrooms
  • Council Tax Band: A
  • Energy Efficiency: G (11)


Detached former croft house set in ½ acre decrofted grounds, enjoying magnificent 180° views westwards across Yell Sound, for sale with a manageable area of owner-occupied registered croft land of around 4.7 hectares (11.5 acres).

The accommodation comprises a living room, conservatory, kitchen / dining room, bathroom & porch downstairs plus two bedrooms & box room upstairs. A substantial extension provides storage / workshop / studio space and as it already has services for a kitchenette & toilet / shower could potentially be converted to extra living accommodation, or for self-catering holiday use, subject to consents. There is a large garage / greenhouse / store on the croft land which extends down to the shore.

Yell has a Junior High School, several local shops and even a leisure centre although mainland Shetland is easily accessible thanks to a regular ro-ro ferry service which runs from Ulsta just two miles from Newhouse, to Toft, 27 miles from Lerwick.

Great set-up for anyone looking for a property in a remote but accessible ‘get-away-from-it-all’ location with potential for home working or self-catering accommodation, and lots of outside space for keeping livestock / poultry etc. and growing your own produce.

General Information

‘Newhouse’ is attractively situated in an elevated position on the west side of Yell, the larger of Shetland’s North Isles, approximately two miles north of the ferry terminal at Ulsta to the south, the property enjoying magnificent views westwards over Yell Sound to the North Mainland of Shetland and the impressive backdrop of Ronas Hill

Sitting between mainland Shetland and the neighbouring island of Unst to the north, home to a wide variety of bird and other wildlife, and particularly known as a place where otters can be seen, Yell measures about 19 miles long by about 7 miles wide, and has a population of around 950. The ferry terminal at Ulsta is the entry point to the island, a 20 minute ro-ro ferry service running throughout the day from there to Toft on mainland Shetland, about 10 miles from Brae & Sullom Voe, and approximately 27 miles north of Lerwick. A ferry from Gutcher to the north provides a similar service to the neighbouring island of Unst.

Spread over 100 islands (15 of them inhabited) Shetland lies in the middle of the North Sea about 100 miles north of mainland Scotland (Shetland is actually closer to Bergen in Norway than Edinburgh). The islands are accessed from mainland Scotland by a daily overnight ferry service from Aberdeen and Orkney to Lerwick (, or there are regular flights operated by Loganair ( to Sumburgh at the very southern tip of Shetland, from Aberdeen, Edinburgh & Glasgow.

Amenities on Yell are mostly situated at Mid Yell to the north, the main population centre, these including the island’s Junior High School (primary and secondary education to year 4), a leisure centre & swimming pool, health centre including dental surgery, pier & boating club. There are several local shops on Yell at Aywick, Mid Yell and Cullivoe.

Considerable press coverage and TV exposure in recent years, in particular the ‘Shetland’ TV detective series and numerous wildlife programs, including more recently Ben Fogle’s documentary series ‘New Lives in the Wild’ which featured a couple who have recently moved to Yell, has made the islands an increasingly popular and well-known visitor destination.

Further information on the island of Yell is available at:-

The house would benefit from some upgrading which is reflected in the price but nonetheless offers great potential. The extension was originally a barn which was heightened and re-roofed about 20 years ago. It does not have permissions for used as living accommodation however it could form the basis of an extension to the house, or perhaps provide separate self-catering holiday accommodation particularly as services are already in place. Alternatively it would potentially make a great studio or home office. Any alterations would be subject to the usual consents and prospective purchasers should satisfy themselves in this regard.

The House


Entry to the house is via a single glazed porch which provides space for coats, boots etc., a door from here leading to the main house, a corridor to the right providing a covered ‘internal’ access around the back of the house to the extension to the north.

The extension, a former byre which as reconstructed and altered in 2003 / 2004, comprises one main open space with high level glazed area along one wall, exposed ceiling beams and a solid wood floor, the space having a small kitchenette area with sink unit at one end, heating being provided by a solid-fuel stove understood to be in working order although no warranties will be given. A door at the end of the main space opens to a wood-lined lobby with separate entrance door and further room and shower room off, the shower room having a shower, WC and wash hand basin. Like the main space, this additional room has a high level window and there is also another wash hand basin plus access to the loft space above the shower room. There is a further loft cupboard to the other side.

Back in the main house, the door from the porch opens to a lobby with doors to the bathroom and kitchen, the lobby having a worktop with inset induction hob with extractor over, plus space for a fridge and washing machine below (fridge included but no warranties will be given). The bathroom comprises a modern white three piece suite including a shower / bath tub with electric shower over, a built-in cupboard housing the hot water tank, an assortment of smaller cupboards providing storage space, a wall-mounted fan heater and heated towel rail.

Moving on into the kitchen / dining room, here there is a kitchenette area again with an assortment of fitted cupboards & shelving, and a sink, plus a living / dining area with small west-facing window to the front of the house. There is electric underfloor heating below the laminate flooring, a solid-fuel stove to the painted exposed stone wall. Providing a cosy additional heat source. Off the kitchen is a small hallway with doors to the living room and conservatory, plus a stair to the first floor.

Like the kitchen the living room has a window to the front of the house facing west, this room providing a cosy ‘snug’ with shelved cupboard for books etc., heating being provided by a storage heater. The uPVC double glazed conservatory provides a great place to sit and enjoy the fine views, and access to the garden.

On the first floor accessed via a small landing lit by a Velux window, with fitted bookshelves along the stairs, are two double bedrooms each with west-facing Velux windows. The room to the left has wardrobe space along one wall and a box room off which is fitted with a bed platform.

Room Sizes

On the Ground Floor:-

Living Room

Approx. 3.5m x 3.45m (11’6” x 11’4”)


Approx. 3.35m x 2.05m (11’ x 6’8”)

Kitchen / Dining Room

Approx. 4.75m x 3.4m at widest points (15’6” x 11’2”)


Approx. 2.4m x 1.8m (7’10” x 6’)


Approx. 3.85m x 2.75m (12’8” x 9’)

North Extension

Main Space

Approx. 6m x 2.8m (19’9 x 9’2”)


Approx. 2.9m x 2.75m at widest points (9’6” x 9’)

Shower Room

Approx. 2.05m x 0.9m (6’8” x 3’)

On the First Floor:-

Bedroom 1 (left)

Approx. 3.45m x 3.45m (11’4” x 11’4”)

Box Room

Approx. 2.65m x 2.05m at widest points (8’9” x 6’9”)

Bedroom 2 (right)

Approx. 3.95m x 3.15m (13’ x 10’3”)

Council Tax

Understood to currently be Band A. Prospective purchasers should however contact Shetland Islands Council directly for confirmation. Details of Council Tax rates can be found on Shetland Island Council’s website at:

The Croft

The owner-occupied registered croft (Registration No. C5312), is estimated to extend to around 4.7 hectares (11.5 acres) as shown on the plan. This excludes the site of the house and immediate garden area estimated to extend to around 0.225 hectares (0.55 acres) which has been decrofted and comprises the garden area to the front of the house and the walled area to the rear which is partly enclosed by stone dykes and has in the past been used as a vegetable plot. There is plenty of space for a polytunnel.

The croft land which extends down to the shore to the west and straddles the main road to the east (approx. 1.55 ha / 3.8 acres lies on the other side of the road), is mainly hill ground providing grazing for sheep, ponies etc., apart from a more cultivated level area behind the house.

Close by the house (on the croft) is a substantial detached garage / greenhouse / shed with power & lighting, the central garage section measuring approximately 9m x 2.8m overall with parking space to the front and partitioned off workshop area to the rear. To the right is a greenhouse approximately 9m x 2.7m with a raised bed along one side. To the left is a peat shed / store of similar length approximately 1.8m wide.

There are also three plantiecrubs.

Note the neighbouring crofter has an access right over the track which runs from the end of the adopted road to their croft to the north although this is only occasionally used.

The croft is registered and therefore subject to regulation by the Crofting Commission. Prospective purchasers requiring further information in this regard should discuss this with their own agents or contact the Crofting Commission at Great Glen House, Leachkin Road, Inverness, IV3 8NW. Further information on crofting of particular interest to new crofting entrants, is available on the Commission’s website at:-

Property location

To reach the property drive north from the ferry terminal at Ulsta on the main road through Yell. After just over two miles turn left to Sound onto a minor side road. ‘Newhouse’ is situated at the far end being the property closest to the shore.


Important Information for Prospective Purchasers

This schedule is intended only to help you decide whether to view the property. We always recommend you view the property personally.

The information is believed to be correct, but it is not warranted and is not to form part of any contract of sale. All dates, distances, areas and room sizes noted are approximate and for use as a general guide only. Prospective purchasers should satisfy themselves as to the working condition or otherwise of any equipment such as central heating or kitchen appliances.

This schedule should not be taken as a comment on the condition of the property. This is a matter for your surveyor and we recommend that once you have found a property you are interested in, you obtain a survey report. We can provide details of surveyors if required.

Interested parties are advised to note their interest through their solicitor as soon as possible so that they can be informed if a closing date is fixed. Noting interest does not place any obligation on the seller to set a closing date or to give any noted interests the opportunity to offer. Whilst every effort will be made to advise noted interests of any closing date set, this cannot be guaranteed.

No responsibility will be accepted for expenses incurred by parties who have noted interest but do not get an opportunity to offer, or for any expenses incurred traveling to properties which have been sold or withdrawn.

We were extremely pleased with the service that your office provided and also that of Sharon Nisbet.
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House & Croft - Newhouse, Sound, West Yell, ZE2 9BG

Please telephone the seller direct on 07554 763 130.

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House & Croft - Newhouse, Sound, West Yell, ZE2 9BG