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Farm for sale

Fluxton, Ottery St. Mary, Devon, EX11

Guide Price £5,500,000
469.5 ac.

Property Description

Commercial information

  • 469.5 acres (190 hectares)

Key features

  • Superb run of highly productive arable land
  • Quality pasture and river meadow
  • Strategically positioned
  • Commercial and amenity woodland
  • Modern grainstore
  • Two bedroom Grade II listed lodge
  • Two bedroom semi detached cottage
  • Single bank fishing on the River Otter
  • Potential to create new farmstead (STP)
  • EPC Rating = D

Full description

Tenure: Freehold

Strategic agricultural investment - In all about 469.52 acres


The Salston Estate is situated in a highly attractive and accessible location just 9 miles east of the Exeter/M5 Junction 29. The Estate lies on the south western edge of the thriving and expanding town of Ottery St Mary while its western boundary abuts the eastern edge of the popular village of West Hill.

Ottery St Mary lies within the East Devon district of Devon, on the River Otter, about 10 miles (16 km) east of Exeter on the B3174, comfortably commutable by car and bus and well within the economic catchment of the city. The town takes its name from the River Otter on which it stands. The 'St Mary' element refers to the fact that the town belonged to the church of St Mary in Rouen in 1086. The town offers a wide range of shops, services and amenities including hospital, schools, supermarkets and sports clubs. The coast at Sidmouth is located approximately 7 miles to the south. Access to Exeter, Exeter Airport and the M5 is principally served by the A30 located approximately 2 miles to the west of the town. The Cathedral city of Exeter offers the full compliment of educational, health, cultural, sporting, retail and business opportunities befitting of its status as a regional centre.


The Salston Estate extends in all to approximately 469.52 acres and is a superb agricultural investment opportunity offering great potential.

The land lies within a ring fenced block and is highly accessible with good road frontage and excellent internal tracks. It comprises a fantastic run of highly productive agricultural land, predominantly arable and capable of a wide range of cropping. The topography of the land is generally gently sloping with the fields on the western boundary against the River Otter being level. The fields are divided into good sized workable enclosures and the soils predominantly comprise well drained deep reddish loamy soils over gravel of the Newnham Series. The land is in excellent heart having been farmed to a high standard under an arable rotation.

There are about 50 acres of amenity and commercial woodland including 8.75 acres of woodland planted in 2011 under the Farm Woodland Premium Scheme. 13 acres of commercial woodland have recently been replanted with Douglas Fir.

Given its strategic location on the edge of the built up boundary of both Ottery St Mary and West Hill there is significant potential for future development (STP).

The steel framed grainstore/ general purpose building (25.9m x 22.86m) is situated on a level site and is surrounded by a large area of hard standing. Being centrally situated with excellent access via a private farm road this site is ideal for further expansion of the farm buildings and potentially for the construction of a new farmhouse (STP).

There are two recently renovated cottages as follows:

Salston Lodge
A very attractive, Grade II Listed, traditional, detached two bedroom cottage overlooking open countryside. The cottage offers well appointed accommodation including kitchen, sitting room, two bedrooms and bathroom. Outside there is a large mainly lawned garden, with parking area and a garage. There is oil fired central heating throughout.

Salston Lodge is let on an Assured Shorthold Tenancy at £850pcm.

No 1 Salston Barton Cottages
A semi- detached two bedroom cottage offering spacious accommodation on two floors including kitchen, sitting room, two bedrooms and bathroom. Outside there is a small garden and outbuilding. There is gas fired central heating throughout. No 1 Salston Barton Cottages is let on an Assured Shorthold Tenancy at £750pcm

Electricity: Mains to each dwelling
Water: Mains water to each dwelling and modern farm buildings

Council Tax - Salston Lodge Band - Band E
1 Salston Barton Cottages - Band C

Sporting Rights
The sporting rights will be included in the sale and the purchaser will grant the vendor a lease of the sporting rights for a term of 10 years at an annual rent of £1.

Uplift clause
It should be noted that the land that is hatched blue on the plan will be sold subject to an uplift provision of 30% of the uplifted value in respect of non agricultural planning permission. The uplift will remain in place for 25 years. It should be noted that it would not be the vendor's intention to activate this uplift clause for equestrian use.

Timber, Minerals
The timber and minerals are included in the sale as far as they are owned.

The sale includes double and single bank fishing on the River Otter that is let to the Ottery Fly Fishing Club at an annual rent of £1,750.

The property is being offered for sale on the basis that the vendor will continue farming the agricultural land. The purchaser will grant to a limited company (controlled by the vendor) a contract farming arrangement or farm business tenancy on commercial terms for a period of 10 years (with a 5 year break clause in favour of the farmer). Further detail is available from the agents.

Unregistered Land
The land hatched pink on the sale plan is not currently registered with the Land Registry but the Vendors intend to transfer it with such title they have.

Value Added Tax
Any guide price quoted or discussed are exclusive of VAT. In the event of a sale of the property or any right attached to it becoming a chargeable supply for the purposes of VAT, such tax would be payable in addition to the purchase price.

Easements, wayleaves and rights of way
The property is offered for sale subject to any public and private rights of way and all easements, wayleaves whether mentioned or not.

Basic payment scheme
The Basic Payment has been claimed by the vendor. The vendor will use his best endeavours to transfer the entitlements to the purchaser(s).

Acreage: 469.52 Acres


From Exeter travel East on the A30 towards London/ Honiton. After approximately 7 miles come off the A30T at the Daisymount junction and follow the signs towards Otter St Mary. Opposite Kings School, Ottery St Mary turn right towards Tipton St John. Proceed across the next crossroads and the Salston estate will found on either side of the road.

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