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8 bedroom equestrian facility for sale


Withdrawn from Market £1,999,995

Property Description

Key features

  • Residential and Commercial Farm
  • Seven Bedroom Grade II Listed Farmhouse
  • Extensive Equestrian Facilities
  • Numerous Barns and Outbuildings
  • One Bedroom Holiday Cottage/Annexe
  • Fantastic Investment Opportunity

Full description

Tenure: Freehold

A beautifully presented residential and commercial farm of 28.07 hectares (69.36 acres) STMS, comprising a seven bedroom grade II listed farmhouse, extensive equestrian facilities with farm buildings, paddocks, pastures, woodlands and event arenas.

The equestrian facilities offer stabling for up to nine horses plus a 12 berth livery, indoor and outdoor schools and a variety of other agricultural buildings. With approximately 21.73 hectares (53.69 acres) STMS of open grassland and 1.36 hectares (3.36 acres) STMS of woodland, the farm offers potential for further development, either in its current use or diversifying into other leisure or business uses.

The farmhouse and buildings all stand at the head of the farm, with good access from the A148, and are very well maintained. There is the opportunity of business income from bed and breakfast, livery, equestrian events, indoor and outdoor riding schools, and basic payment scheme payments from the Rural Payments Agency.

Field Farmhouse is a grade II listed example of an 18th century house completely constructed of galletted, coursed Sandringham Sandstone, with brick dressings under a slate roof, offering both dentil and dogstooth cornices, a broken flint rear façade and cambered arches.

Close to the house is an imposing Norfolk double tumble barn built in 1778, surrounded by a number of traditional stables with a tack room and rug room, with further buildings beyond providing storage, livestock and washing facilities. 

Hillington Hillington is a small village situated a few miles outside King's Lynn on the Fakenham Road. It is situated on the edge of the Royal Estate of Sandringham with Sandringham House, Woods and other Royal villages such as West Newton and Anmer a short drive away. The village amenities include a village shop/ /garage/post office, the renowned Ffolkes Arms Hotel, and local church. The village is well located for access to King's Lynn, Fakenham and the North Norfolk Coast with many great pubs, walking and leisure facilities all within half an hour. 

Field Farmhouse A beautifully presented substantial grade II listed farmhouse in mature gardens with a one bedroom annexe. The house is finished to a very high standard and is kept immaculately, with accommodation comprising; large kitchen/family room with oil-fired Aga, two reception rooms with high ceilings overlooking the south-facing front garden, study, conservatory, utility room, lobby, boot room, cellar and cloakroom. Over the top two floors are a master bedroom suite with bathroom, and six further bedrooms, five having en-suite facilities.

The farmhouse retains many original character features including an Inglenook fireplace, wooden shutters, picture rails, solid oak floor and wood burning stoves.

The annexe to the rear of the house has access to a garden and comprises a kitchen, shower room, sitting room and bedroom. 

Accommodation comprises:-  

Ground Floor Oak storm porch over a part glazed entrance door opening to… 

Entrance Hall Stairs to first floor, walk-in storage and oak flooring. 

Sitting Room Wooden shutters, built-in storage and oak flooring. Large Inglenook fireplace with timber Bressumer beam and brick hearth housing a wood burning stove. 

Dining Room South facing window, oak flooring, wooden shutters, marble fireplace and hearth housing wood burning stove. 

Kitchen/Family Room A dual aspect room with door to west-facing courtyard. Farmhouse style kitchen with a range of solid pine base and wall units with wooden worktop, butler sink and breakfast bar. Central island with granite worktop. Oil fired four oven Aga with high level cupboards over, door to large pantry and cellar and a wood burning stove on a raised brick base. Oak flooring. 

Study Dual aspect with windows to the front and side aspects, brick fireplace housing wood burning stove and oak flooring. 

Conservatory Brick base with windows to three sides. 

Lobby Velux window, exposed beams, oak flooring, one window. 

Cloakroom Low level WC, pedestal wash basin, wall mounted heated towel rail, tiled flooring. 

Utility Room Part glazed stable door to rear, range of base units with stainless steel sink and drainer, oil fired central heating boiler, pumbing for washing machines, space for dryer, tiled flooring. 

Boot Room Part glazed stable door to rear, tiled flooring. 

First Floor  

Landing Stairs to second floor and two sets of stairs ascending from the ground floor. 

Master Bedroom Feature cast iron fireplace, television point. 

Bathroom Adjacent to master bedroom. Corner shower enclosure with fully tiled walls and wall mounted shower. Freestanding roll-top bath with claw feet and mixer tap, pedestal wash basin, low level WC, carpeted floor. 

Bedroom Two Television point, door to en-suite. 

En-Suite Corner shower enclosure with fully tiled walls, rainhead shower and handheld shower attachment. Low level WC, pedestal wash basin, tiled flooring and wall mounted heated towel rail. 

Bedroom Three Television point, built-in wardrobe and door to en-suite. 

En-Suite Corner shower enclosure with fully tiled walls, rainhead shower and handheld shower attachment. Low level WC, pedestal wash basin, tiled flooring and wall mounted heated towel rail. 

Bedroom Four Television point and door to en-suite. 

En-Suite Corner shower enclosure with fully tiled walls, rainhead shower and handheld shower attachment. Low level WC, vanity unit housing wash basin, tiled flooring and wall mounted heated towel rail. 

Bedroom Five/Laundry Room Airing cupboard housing two hot water tanks, plumbing for washing machine, space for dryer, two wall mounted heated towel rails. 

Second Floor  

Bedroom Six Television point, door to en-suite. 

En-Suite Corner shower enclosure with fully tiled walls, rainhead shower and handheld shower attachment. Freestanding roll top bath with claw feet and mixer tap, low level WC, vanity unit housing wash basin, tiled flooring and wall mounted heated towel rail. 

Bedroom Seven Television point, door to en-suite. 

En-Suite Corner shower enclosure with fully tiled walls, rainhead shower and handheld shower attachment. Freestanding roll top bath with claw feet and mixer tap, low level WC, vanity unit housing wash basin, tiled flooring and wall mounted heated towel rail. 


Kitchen Patio doors to the rear, a range of base and wall units with stainless steel sink and drainer, freestanding cooker with extractor fan above, tiled splashback, space for washing machine and dishwasher, tiled flooring. 

Sitting Room Wood burning stove on a raised brick hearth, oak flooring. 

Bedroom Oak flooring. 

Shower Room Walk-in shower enclosure with power shower, low level WC, pedestal wash basin. 

Outside Field Farmhouse is approached from the road via a wide shingled driveway. The south-facing front garden is mainly laid to lawn with mature trees, flowers and shrub borders. The front garden is bordered by a mature hedge and raised rose borders surround a feature seating area. An area to the west, separated by hedges, features raised vegetable beds and a fruit cage. A further paddock area is beyond the front garden, and gates within the garden wall either side of the house give access to the driveway and a further terrace seating area which is also accessible via French doors from the kitchen.

A fabulous sunken courtyard is to the rear, offering numerous seating areas, a water feature, rockeries and several domestic outbuildings. The courtyard is gravelled, with a single storey open-fronted cart shed.

A patio seating area is accessed from the garden of the annexe, with a low brick wall leading to a lawned garden, within which is a secure shed. 

BUILDINGS 1. Field Farm House

2. Field Farm Annexe

3. Open Fronted Cart Shed (75.28 m²) Single storey brick and flint construction under pantile roof, in the rear courtyard of Field Farmhouse.

4. Stable Block One (74.02 m²) Brick with wooden cladding under pantile roof, with five loose boxes with rubber mat flooring, around an concreted courtyard, with separate:

5. Hot Wash Area (39.98 m²) and feed store constructed of white washed brick under pantile roof.

6. Under Cover Grooming Area (106.62 m²) Brick and timber cladding with pantile roof and concrete floor, lockable tack room with outside steps to large rug room above, fully alarmed.

7. Stable Block Two (77.79 m²) White washed brick under pantile roof encompassing three loose boxes and a kitchen area, opening out into a passage, with cobbled floors, within a single storey farm building.

8. Lockable Garage (19.93 m²) or storage shed in single storey brick and flint construction under pantile roof.

9. Cart Shed/Lean-to (51.18 m²) with a redundant grain drier and storage space.

10. Two Further Stables (34.80 m²) in single storey brick and timber cladding under pantile roof.

11. Lean-to attached to Norfolk Barn (166.95 m²) Brick under corrugated iron roof, encompassing a large storage space, or machinery shed and a separate large lockable workshop area.

12. Norfolk Barn (468.87 m²) A magnificent 10 bay 18th century barn built in 1778, of broken flint with brick dressings, under a pantile roof. (There are six grain silos in the east end of the barn.)

13. South Side of the Norfolk Barn encompassing a separate area currently used as a classroom and boot room, looking onto a grassed courtyard area. The classroom has its own toilets, oil fired central heating boiler and oil tank. There is a further storage room with the south lean-to of the barn.

14. Open Fronted Cart Shed (32.56 m²) built of brick under pantile roof, with a lockable storage shed.

15. Nissen Hut (57.73 m²) half cylindrical skin of corrugated steel with brick base, lockable storage space.

16. Former Calf Rearing House (126.26 m²) white washed brick under fibre cement roof. Separate hand wash area.

17. Cattle Building (64.58 m²) single storey brick and pantile cart shed currently used as a cattle yard.

18. Garden Store (24.09 m²) single storey brick and pantile roof.

19. Modern Grain Store (352.98 m²) steel grain walling, with fibre cement cladding and roof with a central personnel passage, excellent for general purpose storage.

20. Workshop (272.04 m²) of corrugated steel construction, with inspection pit, being an ex-light aircraft hangar.

21. Indoor School (562.72 m²) of steel framed construction, with silica sand and fibre rubber mix surface and kick boards, viewing area and jump store.

22. Livery Building (651.47 m²) of steel portal frame construction with 12 berth livery encompassing wooden stables with rubber matting floors, a lockable tack room, large feed and bedding store with vehicular access, and a grooming area, fully alarmed.

23. Bull Pen and Calving Block (47.64 m²) of breeze block construction under corrugated fibre cement roof with enclosed yard area.

24. Livery Reception (129.01 m²) office, kitchen and dining area, large lockable tack room and rug store.

25. Modern Livestock Building (478.74 m²) portal frame with Yorkshire boarding and corrugated fibre cement roof, with vehicular access directly from the A148 if required. Toilets.

Water and electric are available throughout the buildings. All measurements are approximate. 

Equestrian Facilities Field Farm is well equipped for all manner of equestrian events; along with the 18m x 30m indoor school, there is a 25m x 50m outdoor school with fibre sand surface and a purpose built show jump area. The facilities encompass a 60m x 20m grass arena, a warm up area and collecting ring, a lorry park, toilets, office and a spectator area. The stable yard, tack room and 12 berth livery are all fully alarmed. A brand new 15 jump cross country course includes a woodland section, leaf pit, water jump, sunken road, palisade and trekehner. 

Land The land comprises a total of 25.80 Hectares (63.75 acres) STMS which is mainly laid to grass. This attracts income from the Basic Payment Scheme, although not classified as permanent pasture. There are also 1.36 hectares (3.36 acres) STMS of attractive deciduous woodland. The majority of the land is sectioned into grazing paddocks, some of which benefit from mains water supply and field shelters. There is also an offlying serviced mobile holiday chalet. Approximately 8 hectares (20 acres) STMS is open pasture with the remainder comprising the events arena, collecting ring, warm up area and cross country course.

All the land is classified as grade 3 on the MAFF Land Classification plan, sheet 124. The soil is listed in the Soil Survey of England and Wales as belonging to the Newmarket 2 Soil Association, described as shallow ell drained calcareous coarse loamy soils over chalk rubble associated with well drained deeper coarse loamy and sandy soils. 

Basic Payment Scheme (BPS) The land is registered in the Rural Land Register. The seller will transfer any relevant entitlements held at the time of sale to the buyer in anticipation of the 2016 claim, subject to the Basic Payment Scheme regulations. Details of the entitlements are available from the agent. 

Cross Compliance The buyer will be required to indemnify the seller for any non-compliance that results in any penalty or reduction of the seller's payment under Basic Payment Scheme in relation to the 2016 claim. 

Sporting Rights, Minerals and Timber The sporting rights, timber and minerals are included in the sale, so far as they are owned, subject to statutory exclusions.

Council Tax Field Farmhouse is within council tax band E. 

Value Added Tax Please note VAT may be chargeable on the purchase value of the non-residential and land element of the property dependent on how the purchase is structured. 

Boundaries. The buyer shall be deemed to have full knowledge of all boundaries and neither the seller nor the agent will be responsible for defining the boundaries nor their ownership. 

Disputes Should any disputes arise as to the boundaries or the matters relating to the particulars, or the interpretation thereof, the matter will be referred to an arbitrator to be appointed by the agent. 

Plans and Areas These have been prepared as carefully as possible by reference to the deeds, digital OS data and the Rural Land Register. The plans are published for illustrative purposes only and although they are believed to be correct their accuracy cannot be guaranteed. 

Viewing The viewing of Field Farm is strictly by appointment with the agent. 

Health and Safety The property is part of a working farm and therefore viewers should be careful and vigilant whilst on the premises. Neither the seller or the agent are responsible for the safety of those viewing the property and accordingly those viewing the property do so at their own risk. 

AGENT'S NOTE The property has a right of way over Old Road, which runs parallel to the A148 and gives access to the livery yard.

WAYLEAVES, EASEMENTS AND RIGHTS OF WAY The property is offered for sale subject to all existing rights, including rights of way, whether public or private, light, support, drainage, water, gas and electricity supplies and other rights, easements, quasi-easements and all wayleaves, whether or not referred to in these particulars. 

More information from this agent

Listing History

Added on Rightmove:
13 September 2016


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