Property Details

. Bowden Springs Fishery
West Lothian
West Lothian
, Linlithgow


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Bowden Springs Fishery presents a rare opportunity to acquire a well-established commercial trout fishery and holiday cottage business in idyllic rural surroundings, situated only 20 miles from Edinburgh.



Bowden Springs originates from 1910 when “Carribber Reservoir” supplied domestic water to the town of Bo’ness and the surrounding area.  In 1965, the reservoir became surplus to requirements and is now an established trout fishery situated within the rolling hills of Torphichen, West Lothian.

This exciting lifestyle and business opportunity is available with the following:


  • The overall site amounts to circa11.5 acres.
  • A well-established commercial fishery consisting of two former reservoirs, Bowden Loch circa 1.5 acres and Carribber Loch circa 4.1 acres.
  • A 4 bedroom owner’s house with garden.
  • Three high quality holiday cottages (income producing).
  • A fishing lodge incorporating a small shop, kitchen, seating area and car parking area.
  • Workshop/storage building with solar panels.



Bowden Springs is located just off the A706 approximately 3 miles west of the Royal Burgh of Linlithgow.   After leaving the A706 the site is accessed via a narrow road leading up to a parking area in front of the cottages.

Only 20 miles from Scotland’s capital city, Edinburgh, Bowden Springs enjoys a strategic location close to both the M9 and M8 motorways providing direct access to Scotland’s central belt. 

Cities to the north such as Perth, Dundee and Aberdeen are reached via the Forth Road Bridge which is approximately 15 miles away via the Newbridge roundabout.  Glasgow, meanwhile, is 34 miles to the west of Bowden Springs.




The Fishery was first opened in 1979 and is notable for the fact that it is one of the few local fisheries in Scotland that allows fishing for trout with bait as well as fly. The elevated site enjoys wonderful viewsover the Ochil and Trossach Hills.  

Anglers are attracted from a wide geographic area to enjoy what is a peaceful and secluded setting situated around two former reservoirs known as Bowden Loch and Carribber Loch.  There are 20 fishing stations and several casting platforms positioned at strategic locations around the two lochs. 

The two lochs are stocked with a mixture of rainbow and blue trout but are also supplemented by brown trout which breed in the feeder streams.  The lochs are re-stocked virtually every week with 100-150 fish going into each loch.

According to the information made available to us the two lochs comprise of the following approximate areas and depths:







4.1 acres


Bait or Fly. No catch and release.






1.5 acres


Fly only. Catch and release.

* We understand the lochs are not covered by the Reservoirs (Scotland) Act 2011.

Permit charges for Bowden Loch range from:-

  • An 8 hour 5 fish limit for solo angler £30
  • An 8 hour 5 fish limit for angler plus child £34
  • A 4 hour catch and release solo angler £16.

Permit charges for Carriber Loch range from:-

  • An 8 hour - 6 fish limit for solo angler £26
  • An 8 hour - 6 fish limit for angler plus child £30
  • A 2 hour - 2 fish limit for solo angler £14
  • A 2 hour – 2 fish limit angler and child £18


Further background on this element of sale can be obtained from



Trading under the name ‘Carribber Cottages’ the business comprises a terrace of 3 self-contained cottages, which were created in 2015 through the redevelopment of a former outbuilding.


The cottages are constructed of rendered brick and blockwork under a slate roof and have been completed to a high standard.  Each cottage comprise of the following features:

  • Living room with oil fired under floor heating.
  • 3 bedrooms
  • 3 bathrooms
  • Fully fitted and resourced kitchen


The cottages are proving to be a popular holiday retreat both for families looking to explore the surrounding area and also visitors to the fishery.  Additional details on this element of the sale can be found on the website 



The current proprietors of Bowden Springs occupy a superbly appointed four bedroom detached house overlooking the two lochs.  The property, which is south facing, is built of harled brick and blockwork under a slate roof.  A programme to replace double glazed window units has recently completed. 

The accommodation comprises the following:

  • Entrance porch and hallway
  • Large lounge with French doors and corner wood burner
  • Fully fitted kitchen/breakfast room
  • Master bedroom with south facing balcony
  • Two further double bedrooms
  • Study/bedroom
  • Family bathroom
  • Office

Externally, there is an area of lawn to the east of the house and a hot tub which is available to guests staying at Carribber Cottages.



We understand there is a Section 75 planning agreement in respect of Carriber Cottages restricting the use of the properties for temporary habitation only.  As such, they cannot be used as principle residences.

There may be potential to further develop the site with additional holiday homes. Interested parties should make their own enquiries with the Planning Department of West Lothian Council.



There is an all year round demand and trade in the sale of permits and match fees on the fishery itself as well as for the holiday cottage availability. Fishing is a highly popular activity with a captive market in the densely populated central Scotland corridor. West Lothian is a popular location for tourist business being close to both Edinburgh, Glasgow and Stirling along with the attractions these cities offer throughout the year. With the facilities on offer on-site corporate events, competitions and tuition events for beginners in the sport are catered for with scope to develop these revenue streams further.

Through improved target marketing and PR there is real scope to increase turnover on both the fishery business and to further develop the occupation levels of the holiday cottage business not only from fishing related occupancy but from the short term tourist market. 

The shop on site would further benefit from increased activity on both the fishing and holiday business.

Financial information regarding the trading businesses will only be provided to parties who have conducted a viewing and noted an interest.



A price is available on application for the landholding, properties and goodwill of the business.



Bowden Springs is serviced with mains water and single-phase electricity.   Waste drainage is collected by a septic tank.  Heating in the owner’s accommodation is by calor gas and the cottages are oil fired.   Hot water in the owner’s accommodation is supplied by solar panels on the roof. 



The EPC rating for the workshop/storage building is pending.



Viewing is strictly by appointment only through prior arrangement with the sole selling agent, IME Property. 


  • Property ID:P445
  • Postal Code: EH49 6QE
  • Status:For Sale
  • Type: n/a
  • Class:Land
  • Property Size:7,500 sq ft
  • Price:PoA


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