Crossgates, Llandrindod Wells

A rare opportunity to acquire a versatile block of pastureland, woodland and farm buildings extending approximately 32.86 acres (13.30 ha). The land offers excellent potential for a variety of agricultural, environmental, amenity, or leisure uses. The land is arranged in two well-defined pasture enclosures, separated by a central belt of mature conifer woodland, with a mix of gently sloping and level terrain and predominantly free-draining soils.

Location - The land at Greenway Manor, Crossgates, is located on the edge of the village of Crossgates. It benefits from excellent road connectivity, offering convenient access to surrounding areas. Set within a rural landscape, the land is accessed via a council maintained road. The A44, running from Rhayader to Leominster, runs parallel to Lot 1, while the A483, which connects Builth Wells to Newtown, lies to the east of the land, providing further excellent transport links.

Description - With its flexible layout, the land offers potential for a range of agricultural, environmental, amenity, and leisure uses. The pasture land is divided into two enclosures, separated by woodland, extending in total to approximately 32.86 acres (13.30 hectares). The land is predominantly free draining and comprises gently sloping and level pasture situated on either side of a mature conifer woodland. It is classified as Grade 2 and 3 under the Agricultural Land Classification.

The farm buildings consist of two traditional brick buildings with slate and box profile sheeted roof. Adjoining the traditional barns is a Dutch barn with a part steel frame and lean-tos. The barns are set within approximately 0.64 acres, with adjoining woodland to the north. These buildings may lend themselves to alternative uses, subject to the necessary consents.

The nature of the land and its setting close to the river may offer additional opportunities for biodiversity, natural capital, diversification, and tourism potentially generating income and capital growth in the future. The land benefits from a rich variety of biodiversity, including permanent pasture, mature trees, hedgerows, and a natural water supply from the river, which may support future carbon mitigation initiatives. It is situated within the scenic rural landscape of Mid Wales, close to the Elan Valley Dams in Rhayader, and just over an hour from the coastal town of Aberystwyth.

Lot 1 - Approx. 17.65 Acres Of Pastureland - Comprising a single field of gently sloping pastureland, the land is enclosed by mature hedgerows and stock fencing. It is classified as Grade 3 under the Agricultural Land Classification, suitable for a variety of agricultural purposes. This productive field offers excellent stocking capabilities and could also be used for cereal cropping, if required, making it a versatile asset for both livestock and arable enterprises.

The land benefits from a mains water supply, supporting year-round grazing and agricultural use. It also enjoys direct road frontage access onto the council maintained road via two existing gateways, enhancing accessibility for machinery, livestock, and vehicles.

In addition to its agricultural value, the field may offer potential for environmental or conservation schemes. Its natural features and rural setting could also appeal to those seeking land for equestrian use, smallholding ventures, or amenity purposes, subject to any necessary consents.

Lot 2 - Approx. 10.42 Acres Of Pastureland - Comprising of a single field of level pastureland with a natural water supply from the Clywedog Brook passing along the northern and eastern boundary. The land is accessed from the nearby council maintained road to the north, via the existing field gateway. The land is Grade 2 pasture according to the Agricultural Land Classification and has excellent stocking/cropping capabilities.

The nature of the land and setting close to the river may offer additional biodiversity, natural capital, diversification and tourism opportunities, and subsequently provide possible income generation and capital growth in future. The land benefits from a plethora of biodiversity in the form of permanent pasture, mature trees, hedgerows, and natural water supply from the river which may provide opportunities including mitigating carbon in the future.

The land is situated within the scenic rural landscape of Mid Wales, close to Elan Valley Dams in Rhayader and being just over one hour to the coastal town of Aberystwyth. The property may offer alternative use opportunities, such as tourism, subject to consent.

Lot 3 - Farm Buildings & 4.15 Acres Of Woodland - Comprising of a range of traditional and modern farm buildings, these buildings offer adequate space for farming purposes and the potential for alternative uses, subject to the necessary planning consents. The barns are set within approximately 0.64 acres with the adjoining 4.15 acres of conifer woodland to the north.

The buildings are further described as follows:

Building 1 - 5.4m x 19.25m
Traditional red brick under slate building with loft above, with adjoining single storey building under concrete tile roof.

Building 2 - 5.59m x 11.75m
Traditional stone and brick building with box profile roof.

Building 3 - 14.81m x 15.04m (max)
Steel frame Dutch barn with cast iron roof and lean-to with part stone and block wall and part concrete floor

Building 4 - 6.28m x 17.28m
Timber frame lean to with sheep handling, part concrete panel and part brick walls with concrete floor.

Cropping - The land is pasture which has been utilised for grazing livestock and for forage.

Services - The buildings benefit from mains electricity and water supply. If sold in separate Lots, the buyers of Lot 1 & 2 will need to install a sub meter within 3 months of purchase.

Tenure - The property is offered freehold with vacant possession upon completion of the sale.

Public Rights Of Way - There are public rights of way crossing the northern and western boundaries of the land.

Wayleaves, Easements & Rights Of Way - The property will be sold subject to any wayleaves, public or private rights of way, easements and covenants and all outgoings whether mentioned in these sales particulars or not.
We understand the electricity poles crossing the land are held under a wayleave agreement.
Lot 3 benefits from a right of way over the existing road from the A44 to the farm buildings, as coloured green on the plan included within these particulars.
Lots 2 & 3 are accessed via the council maintained road off the A483 and then onto a right of way coloured yellow on the plan included within these particulars.

Planning Uplift - Lot 3 is sold with an overage clause in favour of the vendor for future alternative development outside agricultural and equestrian use. The Vendors will retain a 50% uplift in value of the land and buildings for alternative development on the grant of planning permission, for a period of 25 years.

Local Authority And Public Utilities - National Grid Electricity Distribution PLC, Avonbank, Feeder Road, Bristol, BS2 0TB
Powys County Council, County Hall, Spa Road East, Llandrindod Wells, Powys, LD1 5LG
Dwr Cymru Welsh Water, Linea, Fortran Road, St. Mellons, Cardiff, Wales, CF3 0LT

Timber, Sporting & Mineral Rights - We understand the fishing and mineral rights are not included within the sale and are owned by a third party. All other rights, if owned are included within the sale.

Basic Payment Scheme & Stewardship Schemes - The land has been registered with Rural Payments Wales for BPS purposes. No entitlements transfer with the sale of the land.

Boundaries, Roads & Fences - The Purchaser shall be deemed to have full knowledge of the boundaries and neither the Vendors nor their Agents will be responsible for defining any ownership of boundaries, hedges or fences. They will however provide whatever assistance they can to ascertain the ownership of the same. If sold in three separate Lots, the buyer of Lot 2 will be responsible for erecting a stock proof fence along the boundary with the woodland.

Nitrate Vulnerable Zone - The land is subject to the Control of Agricultural Pollution (CoAP) Regulations 2021. Which applies to all farmland in Wales.

Guide Prices - Lot 1 - 195,000
Lot 2 - £115,000
Lot 3 - £90,000
As a whole offer in the region of £400,000

Mode Of Sale - The land is being offered for sale as a whole by Informal Tender. Prospective Purchasers should carry out their own enquiries with Powys County Council and other Authorities before making an offer for the land. It is envisaged that no further negotiations will be entered into after the informal tender closing date. The Informal Tender Documents should be signed by the proposed Purchaser (s) stating the proposed purchase price. These are to be received by Gareth Wall at Sunderlands, The Livestock Market, Smithfield Road, Builth Wells, Powys LD2 3AN by 5 pm on Tuesday 19th August 2025. Envelopes should be marked “Informal Tender for the Land at Crossgates" and substantially sealed. The Vendor reserves the right not to accept the highest, or any offer if they so wish. The Vendor reserves the right to accept an offer prior to the Informal Tender date.

Money Laundering - As a result of anti-laundering legislation Prospective Purchasers will need to show proof of ID (Photo ID for example passport or driving licence and Residential ID for example current utility bill).

Viewings - Prospective Purchasers can view the land during reasonable times and during daylight hours. We request that anyone wishing to view the land contacts the selling agents in advance.

Agents Note - Any plans used in the preparation of these details may have been reduced in scale and any interested parties should check the Title Plan before proceeding to purchase.

Health & Safety - No formal planning searches have been undertaken on the land or buildings. Full details of the planning history can be found on the local authority website.

Important Notice - These particulars are set out as a guide only. They are intended to give a fair description of the property but may not be relied upon as a statement or representation of facts. These particulars are produced in good faith but are inevitably subjective and do not form part of any Contract. No persons within Sunderlands have any authority to make or give any representation or warranty whatsoever in relation to the property.

Directions - From Llandrindod Wells head north on the A483 towards Crossgates for 3 miles. At the roundabout take the third exit onto the A44. Continue through the village for 0.5 miles. For the buildings take the right turn after the bridge for Ross Leigh Manor and continue along the track. For the land in Lot 1 proceed past this turn to the entrance opposite the Park House. The land will be marked as per the agents For Sale boards.
What3words:
Lot 1 - ///ballpoint.shins.panoramic
Lot 2 - ///suspended.news.impulse
Lot 3 - ///inflates.intensely.unto