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Leisure Facility for sale

Hartley Lands Fishery, Swattenden Lane, Cranbrook, Kent, TN17

Sold STC £495,000

Property Description

Key features

  • Established and profitable fishery.
  • 9 waters; 5 lakes, 4 ponds
  • 8.2 acres of water
  • Planning application to be submitted for a facilities building
  • Day ticket and match fishery
  • Site extending to 20.1 acres

Full description

A well established and profitable mixed coarse fishery business set within apple orchards, close to Cranbrook, Kent.

Hartley Lands Fishery is located in the village of Hartley, just 2 miles from the popular town of Cranbrook. The fishery is located approximately 14 miles south east of Royal Tunbridge Wells and 15 miles from Maidstone.

The Fishery
Extending to 20.1 acres (8.1ha) the fishery has been developed separately from the fruit farm over the last 18 years. There are a total of 4 lakes and 4 ponds, all of which are well stocked, which have around 100 pegs in total.

Nick's Lake-extending to 2.2 acres, 38 pegs, maximum depth of 2.1m. The lake is stocked with small common and ghost carp between 8oz and 25lbs and a very large head of roach, perch, bream, barbel (to 14lbs) and tench. 5 hour match record: 354lbs.

Farm Reservoir-extending to 1.7 acres, 29 pegs, maximum depth 4.5m. Stocked with a large head of carp with many double figured fish to 33 lbs.  Good numbers of tench to nearly 9 lbs.  Roach in excess of 2 lbs, bream to 6 lbs, perch to over 5 lbs plus rudd, crucian carp, golden orfe, goldfish and gudgeon. 5 hour match record: 333lbs.

Specimen Lake-Extending 1.2 acres, 5 pegs, with a maximum depth of 1.8m. Stocked with specimen carp to 29 lbs.

Bramley Lake-Extending to 1.4 acres, 38 pegs, maximum depth of 2.1m. Stocked a large head of small common and ghost carp between 8oz and 25lb and a very large head of roach, perch, bream, barbel (to 14lb) and tench. 6hr match Record: 238lbs.

Pear Tree Lake-Extending to 1.2 acres, 26 pegs, maximum depth of 2.1m. Stocked with small carp up to 20lbs, big perch to 5 lbs and a good head of skimmers, roach and barbel. 6 hr match record 386lbs.

Samson Pond-Maximum depth of 2m. Stocked with carp to double figures (average 1-3lbs), lots of tench between 12oz to 3.5lbs, a good number of roach, skimmers, perch to 4lbs and gudgeon.

Finches Pond-A small pond next to the reservoir and shares its parking. With 10 pegs, depths vary from 1.2m to 1.5m. Contains carp up to 20lbs, roach up to 1.5lbs, skimmer bream, perch to 4lbs, chub to 4.5lbs

Henniker Pond- An attractive pond with 5 pegs and an average depth of 2.1m. Stocked with carp up to 19lbs and lots of ghost and common carp ranging from 0.5lbs upwards with the majority of the fish in the 2-5lbs bracket. Tench to 3.5 lbs and perch.

Woodside Pond-The smallest pond on the complex, with 5 pegs and depths up to 1.5m. Contains carp, tench and crucian carp.

A planning application is currently being prepared for a facilities building to include; a café, tackle shop, office and storage area.

There is a newly built, 3 bedroom farmhouse of high specification and subject to an occupancy condition, which is available by separate negotiation. Details available from the agents.

Business Potential
The business offers significant potential to increase the current trading figures. The addition of a café and tackle shop as well as possible restructuring of the lakes and existing stocks, perhaps with more emphasis on specimen carp fishing (including night fishing), could significantly increase the turnover.

The Business
The business income is currently made up of day tickets as well as club and open matches. The turnover for the year ending March 2016 shows a turnover of £48,000.

The fishery is not connected to mains water or electricity. Two portaloos on hire.


The purchaser will be responsible for fencing against the orchard land. A detailed plan is available upon request.

Agents' Notes

Tenure & Possession
The property is offered for sale freehold as a whole with vacant possession on completion.

Fixtures, Fittings & Stock
The sale includes fixtures and fittings and fish stocks in the lake. Fenn Wright and BTF Ltd are not liable in any way for the quality or quantity of the fish stocks, nor any death or disease that may affect such stocks. Purchasers must satisfy themselves as to the quality and quantity of the fish stocks prior to purchase.

Rights of Way & Easements
The property is sold subject to and with the benefit of all existing Rights of Way, whether public or private, light, support, drainage, water and electricity supplied in other rights obligations, easements, quasi-easements and restrictive covenants or all existing proposed wayleaves for masts, staves, cables, drains, water and gas and other pipes, whether referred to in these particulars or not.

Consumer Protection Regulations
Under the regulations, what we say or publish about a property must not be false or misleading and we must provide certain material information to enable a potential viewer or purchaser to take an informed transactional decision.

Any areas, measurements or distances referred to as approximate are given as a guide and are not precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries.

Important Notice
Fenn Wright and BTF Ltd for themselves and the Vendor of this property whose Agents they are, give notice that: The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute part of an offer or contract. Prospective purchaser/s and lessees should seek their own professional advice.

All descriptions, dimensions, areas, reference to condition and if necessary permissions for use and occupation and their details are given in good faith and believed to be correct. Any intending purchaser/s should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them.

No person in the employment of Fenn Wright nor BTF Ltd has any authority to make or give any representation or warranty, whether in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Vendors. No responsibility can be accepted for any expenses incurred by any intending purchaser/s in inspecting properties that have been sold, let or withdrawn.

Local Authority
Tunbridge Wells Borough Council
Tunbridge Wells Town Hall
Mount Pleasant Road
Royal Tunbridge Wells
Tel: 01892 526121

Strictly by prior appointment with joint agents:
Fenn Wright
1 Tollgate East,

01206 216 555
Contact: Tom Good or Martin Freeman /
Bax Thomas French Ltd
Clockhouse Barn
Canterbury Road
TN25 4BJ

01233 740077
Contact: Richard Thomas or Alex Cornwallis /

Photographs taken: 2016
Particulars prepared: October 2016

Guide Price

More information from this agent


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