Tredethy, Bodmin, Cornwall

A versatile arable & pasture farm with farmhouse, two cottages & a range of modern and traditional farm buildings with alternative use potential (stp)

6 Bedroom farmhouse with outstanding views and excellent potential | Orchard, garden and grazing land | Two detached cottages each with large gardens | A range of traditional farm buildings with alternative use potential (stp) | Modern farm building with extension | Ground mounted solar PV | Extensive arable and pasture farmland

Available as a whole or in up to 9 lots
About 234.53 acres (94.88 ha) in total

Situation
Tredethy Farm is located within a renowned farming area in North Cornwall and just a short distance from the sandy beaches and excellent restaurants at Rock, Polzeath & Padstow as well as the rugged expanses of Bodmin Moor.

Most of the farm sits on the hilltop above the picturesque hamlet of Helland Bridge where there is attractive, C15th and Grade 1 listed bridge that spans the River Camel. The traffic free Camel Trail passes through the hamlet, connecting the community with the coast at Padstow 15 miles away through picturesque countryside. The nearby village of St Mabyn provides a village church, a thriving public house and a primary school whereas Bodmin offers a wider range of facilities and a mainline railway station. The regional centres of Truro and Exeter are approximately 30 and 65 miles away.

Lot 1
Tredethy Farmhouse, West Cottage, East Cottage, Farm Buildings and Pasture & Arable Farmland
About 70.86 acres (28.67 ha)
Guide Price £2,250,000

Lot 1 offers an extensive property with three homes and substantial outbuildings and productive farmland, providing the potential for significant revenue. The main house provides six bedrooms and more than 3,000 sq. ft of attractive accommodation, while the two cottages offer three and four bedrooms respectively. The houses are all well located with excellent views over surrounding farmland.

Tredethy Farmhouse
Tredethy Farmhouse has spacious rooms with high ceilings and offers four comfortable reception rooms including a large drawing room with fireplace and a dual aspect. One large window provides splendid and far-reaching views across the surrounding countryside including across the adjacent paddock (within the farm) beyond the well stocked, mature garden. There is also a family room, a useful home study and a dining room with space for a family dining table, as well as a kitchen equipped with an Aga, integrated appliances and plenty of fitted units for storage.

Upstairs there are six double bedrooms, including the principal bedroom with its large en suite bathroom which has a freestanding roll-top bathtub and a separate shower unit. The first floor also has a family bathroom.

The farmhouse has some useful outbuildings within the grounds, a mature side and rear garden again with excellent views, and a delightful apple orchard to the rear. The garden overlooks the adjoining paddock, helpful for keeping a close eye on livestock or horses enhancing the excellent amenity of this piece of land.

West Cottage & East Cottage
The two detached cottages sit in large plots on the opposite side of the road from the farmhouse and have extensive gardens and space for extension. They each have a sitting room, dining room and kitchen on the ground floor and West Cottage has four bedrooms thanks to a ground floor garage conversion whereas East Cottage has three bedrooms.

There are various stone outbuildings in the garden of West Cottage providing excellent general storage.

Farm Buildings
There is a large steel portal frame building at the farmyard which is divided into three bays internally and has a full width lean-to front extension. Together these provide over 1,300 sq.m (14,000 sq.ft.) of concreted floor space with a range of potential uses (subject to planning). There are sheep handling facilities to the side, leading out to the paddock with the ground mounted solar panels, and there is access through to the farmland at the rear. A metal-clad former grain store connects the portal frame barn to the traditional range.

The main stone barn in the typically Cornish traditional range has two storeys with an external stone staircase and partly houses the old grain handling & storage equipment. It fronts into a courtyard which is enclosed by several single storey barns, has separate access onto the road and backs onto a paddock and East Cottage’s large garden. Together with various smaller barns which also front onto the road and back onto the paddock, this lot has significant potential for alternative uses and development if required (subject to planning).

Farmland
Included with lot 1 is around 55 acres of highly productive arable farmland across 4 very good-sized and adjoining fields, plus around 10 acres of pasture paddocks with private water. The pasture land is well fenced and capable of keeping sheep and all the land is easily accessed from the farmstead and from local roads.

Lot 2
Pasture farmland & woodland at Heligan Barton
About 14.02 acres (5.68 ha)
Guide Price £140,000
Two excellent pasture fields, one with far reaching views and both well fenced with livestock netting, plus a parcel of riverside woodland. In the event lot 2 is sold separately, the buyer will be granted the right to connect to mains water in lot 3.

Lot 3
Paddock north of Heligan Mill
About 15.69 acres (6.34 ha)
Guide Price £160,000
A single permanent pasture field with mains water connection, well fenced with livestock netting and with access from the northern and the southern ends.

Lot 4
Arable farmland and woodland at Heligan Barton
About 12.93 acres (5.23 ha)
Guide Price £130,000
A single arable field plus a parcel of mixed species woodland running down to the river at Heligan Barton.

Lot 5
Paddock south of Tredethy
About 8.32 acres (3.36 ha)
Guide Price £85,000
An amenity paddock with excellent views and with parcels of woodland and parkland trees.

Lot 6
Arable farmland west of Tredethy
About 35.99 acres (14.56 ha)
Guide Price £360,000
Three highly productive and adjoining arable fields with various road entrances.

Lot 7
Arable farmland west of Brinkywell
About 9.94 acres (4.02 ha)
Guide Price £100,000
A single field of productive arable farmland.

Lot 8
Arable farmland north of Colquite
About 36.01 acres (14.57 ha)
Guide Price £360,000
Two large adjoining arable fields with separate road access.

Lot 9
Arable farmland to the south of Helland Bridge
About 30.77 acres (12.45 ha)
Guide Price £310,000
An off-lying parcel of predominantly arable land across two excellent fields and with small parcels of woodland. We understand this lot has a mains water connection.

The farmland
The arable farmland is highly productive ground with free draining soils and good sized, level fields capable of growing a range of commercial crops. The areas of the farm laid to grass are well suited to grazing livestock. The land is shown on the Agricultural Land Classification maps as Grades 2 & 3 and is predominantly identified on the Cranfield University soil maps as Soilscape 6 – ‘Freely draining loamy soils’ suitable for range of spring and autumn sown crops and with a long grazing season.

There is also excellent sporting appeal at Tredethy Farm, being adjacent to a long-established game shoot. Parts of the farm have been let for cover crops in previous years but the sporting rights are currently in hand.

GENERAL

Method of sale
Tredethy Farm is offered for sale by private treaty as a whole, or in up to 9 lots.

Tenure
The property is sold freehold and subject to the leases, licenses and agreements whether referred to in the particulars or not. It is anticipated that lot 1 will be sold subject to an Assured Shorthold Tenancy on West Cottage and lots 2-9 with vacant possession on completion. Further details are available from the selling agent.

Services
Electricity - Mains electricity to all of the residential property, supplemented by ground mounted solar PV (on site). This also supplies the swimming pool on the separately owned property at Tredethy House (hotel).

Water
Lot 1 has a private borehole water supply which currently supplies the farmhouse, cottages and buildings, one separately owned residential property and land in lots 1, 2 & 4. In the event the farm is sold in lots, the buyers of lots 2 & 4 will be required to disconnect and the buyer of lot 2 will be granted the right to connect to the mains in lot 3. There is a mains water meter and supply at the southern end of lot 3. We understand Lot 9 has a mains water supply with a meter on the roadside south of Helland Barton.

Drainage
Private drainage to all dwellings. We understand the private drainage at the property may not be compliant with the relevant regulations.

Solar
There is a ground mounted array in the paddock to the east of the farm buildings at Tredethy Farm. This is subject to a lease to 2037 with a peppercorn rent and a share of export tariffs and the electricity is used on site. Income from the site over the past three years has been: £1,792 (2021); £4,444 (2022); £4,005 (2023).

Wayleaves, easements and rights of way
The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not.

Public footpaths cross lots 7, 8 & 9. In the event the property is sold in lots, the buyer of lot 2 will be granted a right to connect to mains water at the south of lot 3.

Basic Payment
The de-linked payments relating to the Basic Payment Scheme are not included in the sale.

Holdover
Holdover is reserved to permit the harvesting of all growing crops if required.

Sporting, timber and mineral rights
All sporting, timber and mineral rights are included in the freehold sale, in so far as they are owned.

Overage
Lot 1 is sold subject to an overage on future non-agricultural development. Please contact the agent for further details.

Fixtures and fittings
All items usually regarded as tenant’s fixtures and fittings and equipment, including fitted carpets and curtains, together with garden ornaments and statuary, are specifically excluded from the sale. These may be available to the purchaser by separate negotiation. There are two garden offices at West Cottage which are excluded from the sale.

Covenants and/or restrictions
There may be restrictions / covenants listed on the Land Registry Title deed, details of which will be made available by the vendor’s solicitor.
Local authority
Cornwall County Council.

VAT
Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property, or any part of it, or any right attached to it, becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.

Health and safety
Given the potential hazards of a working farm we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings and machinery.

Postcode
PL30 4QS

What3Words
///exacts.amaze.texted

Viewing
Strictly by confirmed appointment with the vendor’s agents, Strutt & Parker in Exeter .