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Farm for sale

Hill Farm, Barnardiston, Nr Haverhill

Guide Price £5,460,000

Property Description

Full description

Tenure: Freehold



The majority of Hill Farm has been in the same family ownership for almost 120 years and the sale now provides an excellent opportunity to purchase a well presented arable farm in a popular and accessible location on the west Suffolk/Essex/Cambridgeshire border. The property comprises a 6/7 bedroom period farmhouse, 3-bed Lodge (with AOC), an extensive range of farm buildings and 439 acres of land with good amenity value and sporting potential.

The farmhouse has undergone considerable renovation in recent years and provides well-proportioned living accommodation incorporating many attractive features with delightful south-facing mature grounds. The extensive range of buildings are of mixed age and construction and include covered yards, grain stores and general purpose storage together with a Pottery/Studio, and provide potential for conversion to a range of alternative uses, subject to obtaining the relevant consents.

The commercial farmland is largely contained in a ring fenced block, divided by minor local roads and has good amenity and sporting appeal which has been enhanced by a number of woodland planting schemes over the past 35 years and an established private fishing lake. The land is gently undulating and classified Grade 2, being of the Hanslope series of slowly permeable deep chalky clay soils, capable of producing excellent yields of combinable crops and sugar beet. The land was extensively under-drained in the mid 1980´s and has been regularly mole drained and subsoiled. There is direct road frontage to the majority of parcels providing excellent access to the land.

Hill Farm is located around the rural hamlet of Barnardiston and close to Hundon village which has a village shop, public house, village hall and playing fields. The larger village of Kedington (2 ½ miles) has an excellent range of local facilities including a village primary school, public house, general store, butchers and hairdressers. The property is well located for a number of local market towns including Haverhill (3 miles), Clare (6 miles), Bury St Edmunds (15 miles) and Newmarket (14 miles) all of which provide a good range of shopping and leisure facilities. The university city of Cambridge (22 miles), provides more extensive services together with excellent educational facilities. Barnardiston Preparatory School is located on the northern boundary of the farm. Audley End (18 miles) has mainline rail services to London Liverpool Street (from 53 mins) with further rails services at Braintree (21 miles). London Stansted International Airport is approx. 23 miles.

Method of Sale
The property is offered for sale by private treaty as a whole or in up to 5 lots as identified on the sale plan and as follows:

Lot 1 Hill Farm House with Hill Farm Lodge, range of buildings including pottery/studio, paddocks and mature grounds in all approximately 16.47 acres.
Lot 2 222.16 acres of arable and woodland.
Lot 3 135.22 acres of arable, woodland and fishing lake.
Lot 4 35.29 acres of arable land
Lot 5 30.16 acres of arable and woodland.
Total 439.30 acres (177.78 ha)

Lot 1 - Hill Farm House, Hill Farm Lodge, buildings and 16.47 acres (coloured orange)
Hill Farm House offers light and spacious accommodation with a number of period features, the original part of the building being of brick and flint construction with later Georgian and Edwardian extensions. The property has been considerably refurbished in recent years including installation of sealed unit double glazing, rewiring, re-roofed, dry lined insulation, new boiler and overhauled central heating system, but offers further potential for sympathetic improvement to further enhance the accommodation. The property is approached over gravelled driveways to the front and rear, with farm pond, and accommodation comprises:

Glazed Entrance Porch with quarry tile floor leading to Entrance Door to:

Reception Hall - period octagonal stone floor, stairs to first floor, period double doors with fan light leading to:

Drawing Room - dual aspect windows, exposed wooden floor, open fire with period wood and marble surround, display alcoves, feature reeded wooden columns, skirting radiators and French doors to outside terrace.

Library - dual aspect with bay window; Marvic fully fitted wood burner with Adam style painted wood and marble surround.

Cloakroom - wooden parquet floor, low level w.c and wash hand basin.

Utility Room - fitted shelving and plumbing for washing machine.

Family Room - wood burning stove with natural brick surround, display alcove and door to Drawing Room

Dining Room - quarry tile floor and period brick Inglenook fireplace with wood burning stove, china cupboard, low level radiators, large south facing bow window and door to outside terrace.

Kitchen/Breakfast Room - fitted with a range of wall and base units, Belling electric cooking range with extractor hood, double sink with drainer, plumbing for dishwasher, walk-in larder and French doors to outside patio.

Rear Lobby and Cloakroom with low level w.c, vanity wash hand basin and storage cupboard.

On the first floor a galleried landing with hardwood balustrade leading to:

Master Suite - dual aspect with exposed wooden floor, en-suite with Aqualisa shower, vanity sink unit and heated ladder towel rail; door to Dressing Room (Bedroom 7) with a range of fitted wardrobes.

Bedroom 2 with fitted wardrobes and dressing table.

Bathroom - fitted with a ´retro´ blue suite including low level bath, w.c and vanity basin unit.

Shower Room with luxury panelled bath, low level wc, vanity wash basin, Aqualisa corner shower cubicle, heated ladder towel rail and roof light.

Airing cupboard with fitted shelves and immersion tank.

Bedroom 3 - exposed wooden floor, open fire with Victorian cast iron surround and fitted shelving. Steps down to secondary landing leading to

Bedroom 4 - walk-in wardrobe, fitted shelving and skirting radiators.

Guest Suite (Bedroom 5/6) - comprising main bedroom, secondary bedroom/sitting room (with door to outside staircase), skirting radiators and shower room with Aqualisa shower, w.c, vanity wash basin and heated ladder towel rail.

Cellar - accessed via and external door with tanked walls.


A useful range of domestic outbuildings adjoin the main house and include a boot room/boiler house, workshops and garden store.

The delightful south facing gardens include a wide range of mature specimen trees together with herbaceous borders, well maintained lawns and a raised terrace. The main garden leads through to a fenced vegetable garden and orchard with a variety of established fruit trees. Beyond the principal gardens is an area of parkland extending to around 3.25 acres with mature hedgerow boundaries, established trees and separate vehicular access.

Located on the far side of the farm buildings are two sheltered paddocks with part post and rail fencing, mains water, mature shelterbelts and mixed mature woodland.

Services - mains water and electricity, oil fired central heating and septic tank drainage (2 tanks).

Energy Efficiency Rating - F

Hill Farm Lodge
A detached barn conversion with open plan living accommodation and character features, including vaulted ceilings and exposed brick chimney breasts. The accommodation is principally on the ground floor and includes:

Entrance Hall and Cloakroom with w.c.

Siting and Dining with part vaulted ceiling and roof lights, feature exposed brick chimney breast with wood burning stove;

Kitchen with a range of fitted wall and base units.

Office/Snug with exposed brick chimney breast and wood burning stove.

Utility Room; Rear Hall with ladder stairs to first floor mezzanine; Cloakroom with w.c, water softener and Grant oil fired boiler.

Family Bathroom with low level w.c, panelled bath, vanity wash basin and Velux window. Separate shower cubicle.

Bedroom 1 with fitted wardrobe; Bedroom 2 with fitted wardrobe; Bedroom 3.

Services - mains water, electricity and drainage, oil fired central heating.

Hill Farm Lodge is subject to an Agricultural Occupancy Condition. See Town & Country Planning below.

Energy Efficiency Rating - D

The extensive range of buildings lie adjacent to the farmhouse and lodge and extend to over 3000 sq.m (32,280 sq.ft). The buildings are of mixed age and construction and offer potential for conversion/redevelopment for a range of alternative uses.

Farm Office (8.00m x 4.30m) brick and flint with slate roof; main office and meeting room with adjoining store housing domestic oil tank.

Covered Yard (18.80m x 21.50m) steel frame with asbestos sheet roof, adjoining timber framed lean-to with tiled roof and concrete floor.

Study Room/Office (5.60m x 4.10m) brick with slate roof and insulated ceiling with roof lights.

Spray Store (4.50m x 4.40m) brick and flint with slate roof and concrete bunded floor.

Covered Yard (12.00m x 20.50m) steel framed with brick and tiled elevations, concrete floor and asbestos sheet roof.

Pottery/Studio (10.30m x 4.60m plus 11.10m x 4.60m) brick and rendered elevations with slate and tiled roof, concrete floor and adjoining courtyard garden.

Wood Store (12.00m x 19.30m) 2-bay concrete framed under asbestos sheet roof with lean-to and former piggery.

Drum Shed (7.30m x 6.30m) open fronted brick and concrete block construction with tiled roof and concrete floor.

General Purpose Store (6.70m x 12.20m plus 13.20m x 12.50m) portal steel frame with partly reinforced concrete block walls, timber space boarding, concrete floor, metal sliding doors and fibre cement roof. Approx. 300t storage capacity.

Traditional Barn (7.50m x 16.30m) period timber frame with weatherboarding and corrugated iron roof.

Timber Pole Barn (16.40m x 5.20m) with concrete floor and corrugated iron side and roof cladding.

Former Piggery (39m x 8.30m) concrete block and timber frame with corrugated iron roof, side store and underground slurry tank (disused).

Dutch Barn (27.50m x 7.50m) steel frame with earth floor and corrugated iron roof.

Grain Store (22.80m x 25m) triple span with concrete block walling and internal divisions, concrete floor and asbestos sheet roof; steel sliding doors, overhead conveyor and grain handling equipment. (Approx. capacity 700 tonnes).

Period Granary (15.0m x 7.0m) a late 19th century two storey building with brick and rendered elevations, concrete floor, slate roof and sliding doors.

Generator Shed (5.60m x 5.60m) brick with concrete floor and mono-pitch corrugated iron roof.

Rape Shed (16.20m x 8.50m) brick with domed corrugated iron roof, ventilated floor and fan room.

Diesel tank (5000 gallons); Liquid fertiliser tanks (2 x 35 cu.m); 2 x 220t grain silos; 4 x 35t grain bin store. Former underground diesel tank (decommissioned).

Services - mains water and 3 phase electricity are connected to the buildings.

Lot 2 - Arable land and woodland extending to 222.16 acres (coloured green)
A productive block of largely south facing land divided into four good sized parcels with access from Hundon Road and Chimney Street.

The woodland planting includes a semi-mature broadleaved wood extending to 6.53 acres, together with further shelterbelts and a mature black poplar and field maple avenue.

There are 208.43 acres registered as eligible land under the Basic Payment Scheme.

A public footpath crosses parcels 6694 and 3379.

Lot 3 - Arable land, woodland and lake extending to 135.22 acres (coloured blue)
A productive block of undulating land with amenity value. The arable land is divided into three good sized parcels with several access points from Hundon Road, Hall Road and Water Lane.

A mature poplar tree avenue leads to Glass Wood, an ancient broadleaved bluebell wood extending to approx. 5.39 acres, together with a delightful established lake set in mature surroundings. Two further semi-mature spinneys are located on the boundaries of the land.

There are 122.88 acres registered as eligible land under the Basic Payment Scheme. A public footpath crosses parcels 4737, 1943 and 4689. A further footpath follows the eastern boundary of parcel 4689.

Lot 4 - Arable land extending to 35.29 acres (coloured yellow)
A single parcel of productive arable land with excellent road frontage and part mature hedgerow boundaries.

There are 35.29 acres registered as eligible land under the Basic Payment Scheme.

Lot 5 - Arable land extending to 30.16 acres (coloured purple)
A single parcel of productive arable land together with a small spinney, with frontage to Hundon Road.

There are 28.91 acres registered as eligible land under the Basic Payment Scheme.

General Remarks & Stipulations
Past Cropping
The arable rotation has included winter wheat, winter barley, spring oats and spring beans in recent years. Further details of current and past cropping are available from the Agents.

Tenure & Possession
Freehold. The arable land is farmed under a joint venture agreement between the current owners and a well-established local farming business. The property is available with vacant possession, however the contractors have expressed an interest in continuing to farm the arable land.

Development Overage
The buildings (part of Lot 1) and the area cross-hatched black (part of Lot 2) are sold subject to an Overage Clause in the event that planning permission is granted for any residential development in these areas. The uplift will be for 30% of any net development value resulting from the grant of planning permission within a period of 20 years from completion of the sale. The overage will be triggered on commencement of the development or on the sale of property with the benefit of planning permission, whichever is sooner.

Land Drainage
The farm land was comprehensively drained in the mid 1980´s, and copies of the land drainage plans are available from the Agents.

The land is subject to standard Environment Agency drainage rates.

If the sale of the property or any right attached to it is deemed a chargeable supply for the purpose of VAT, such tax shall be payable by the purchaser in addition to the sale price.

Town & Country Planning
The land is situated within St Edmundsbury Borough Council and is sold subject to any development plans, tree preservation orders, town planning schedules, applications, permissions and resolutions which may be or come into force. The purchaser(s) will be deemed to have full knowledge and have satisfied themselves as to the provisions of any such matters affecting the property.

Hill Farm Lodge - planning permission granted for conversion of farm building to a 3 bedroom dwelling on 11 September 1986, subject to an Agricultural Occupancy Condition.

Studio/Pottery - planning permission granted for change of use and conversion of redundant farm buildings to craft studios and exhibition space on 27th August 1998.

Copies of relevant planning consents are available from the Agents.

Basic Payment Scheme
The land is registered with the Rural Payments Agency for the Basic Payment Scheme and the vendor will co-operate in the transfer of the Basic Payment Scheme entitlements to the purchaser as part of the sale, subject to RPA approval.

The vendor will retain the BPS income for the 2016 scheme year and the purchaser will be required to indemnify the claimant with regard to any claim in respect of breach of cross compliance or any other relevant scheme regulations for the 2016 year.

Further details on the number of entitlements are available from the Agents.

Environmental & Grant Schemes
The land is not under any environment or grant schemes, but there are a number of established grass margins and uncropped field corners which add to the environmental and amenity value of the farm.

Sporting, Timber & Minerals
All sporting, timber and mineral rights are included in the sale insofar as they are owned. There has been no shoot on the farm in recent years, but the woodland planting is considered to be well suited for establishing a small farm shoot on the land.

Wayleaves, Easements, Covenants & Rights of Way
The land is sold subject to and with the benefit of all existing wayleaves, easements, covenants and rights of way whether or not disclosed. In particular:
a) Lot 1 - an underground 240v electricity cable runs under field 7721 to Frenches Farm.
b) Lot 2 - an underground water main crosses the land.
c) Lot 3 - a public sewer runs along the south-west boundary adjoining Water Lane.
d) Lot 3 - a private sewer runs along the south-east boundary adjoining Hundon Road.
e) There are a number of electricity poles and overhead cables crossing the fields.

Ingoing Valuation, Tenant Right & Dilapidations
In addition to the purchase price, the purchaser shall pay for all cultivations and farming operations carried out for the benefit of the current growing crop to be calculated in accordance with the 2016 CAAV costings. All seed, sprays and fertilisers applied to the land at invoice cost.

Enhancement to be calculated at the rate of £10 per BPS eligible acre (£24.71/ha) per month from 15th October 2016 until the date on which the purchaser takes entry.

The purchaser shall not claim for dilapidations, if any, in relation to the property.

The vendor and vendor´s agents will do their best to specify the ownership of boundary hedges, fences and ditches but will not be bound to determine these. The property is available for inspection and the purchaser(s) will be deemed to have satisfied themselves as to the ownership of the boundaries.

Plans, Areas & Schedules
Plans attached to the particulars are based upon the Ordnance Survey and are for identification purposes only. Copies of RPA maps are available from the Agents.

Local Authority
St Edmundsbury District Council, West Suffolk House, Western Way, Bury St Edmunds, Suffolk, IP33 3YU Tel: 01284 763233

Viewings & Further Information
Viewings are strictly by appointment with the Sole Agent. For further information please contact Simon Gooderham or Catherine Hackshall, Cheffins Cambridge Office (01223) 213777.

As always, potential hazards exist on working farms and it is requested that all viewings are undertaken with care and regard to safety particularly with regard to any areas in and around buildings.

The residential postcode is CB9 7TJ

Vendors Solicitor
Ashton Legal, 81 Guildhall Street, Bury St Edmunds, Suffolk, IP33 1PZ Tel: 01284 762331 ref Jonathan Long

Agents Notes
For clarification we wish to inform purchaser(s) that we have prepared these sales particulars as a general guide. None of the statements contained in these particulars as to the property shall be relied on as statements of fact. All measurements are given as a guide and no liability can be accepted for errors arising therefrom. The plan and acreages use gross acreages taken from the Ordnance Survey sheets and are for identification purposes only. The purchaser(s) shall be deemed to have full knowledge of the state and condition thereof and as to the ownership or any tree boundary or any part of the property. If communications, condition of the property, situation or such factors are of a particular importance to you please discuss these priorities with us before arranging an appointment to view. This should avoid a wasted journey. October 2016.

More information from this agent

Nearest station

  • Dullingham (8.4 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

Cheffins Residential, Agricultural and Land

1-2 Clifton Road, Cambridge, CB1 7EA

01223 213777 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.


To view this property or request more details, contact:

Cheffins Residential, Agricultural and Land

1-2 Clifton Road, Cambridge, CB1 7EA

01223 213777 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

Map & Street View

Nearest station

  • Dullingham (8.4 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

Cheffins Residential, Agricultural and Land

1-2 Clifton Road, Cambridge, CB1 7EA

01223 213777 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

Disclaimer - Property reference 100539057693. The information displayed about this property comprises a property advertisement. makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by Cheffins Residential, Agricultural and Land . Please contact the selling agent or developer directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.

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