Northwick Road, Pilning, Bristol, Gloucestershire, BS35

Summary of Features

* For Sale by Informal Tender * Grade II Listed 3 bed farmhouse * 2 adjoining 1-bed barn conversions * A range of traditional and modern farm buildings * 31.86 acres of pastureland * Existing rental income streams with potential to extend

Acreage

In all about 31.86 acres.

Situation

Mill Farm is located on the edge of the small village of Northwick to the east of the A403 Severn Road due north of Pilning and close to the major towns of Thornbury and Chepstow. Pilning (1.5 miles), Chepstow (7 miles), Thornbury (8 miles), Bristol (15 miles), Severn Bridge M48 Junction 1 (2 miles).

Mill Farm

Mill Farm at Northwick comprises of a really useful farm with a 5-bedroom Grade II listed farmhouse and two additional residential barn conversions adjoining the main farmhouse. Outside is a farm yard which includes a range of modern and semi modern farm buildings. The farm yard includes the original milking bail and dairy, general storage building, large machinery store part of which is used as stabling, large modern hay barn and pole barn former cattle housing. In addition, there is a garage adjacent to the farmhouse, timber stable block behind the farmhouse and a stone store with loft above adjoining The Cottage with potential for conversion (subject to planning). There are some older concrete yards around some of the buildings and several paddocks laid down to pasture extending to approximately 31.86 acres.

Residential Elements

Mill Farmhouse

A Grade II Listed traditional stone farmhouse which is currently subdivided into two with the main living space having 3 bedrooms and a 2-bedroom element currently let on an Assured Shorthold Tenancy (AST) agreement.

The Cottage

Converted in the 1990’s and of a similar construction to the main farmhouse and adjoining The Annexe. Living room leading to a kitchen, separate dining room (or 2nd bedroom), a bathroom at the rear of the property and a double bedroom on the first floor. The property is currently let on an AST.

The Land

Extending to approximately 31.86 acres in two blocks, the main block of land adjoining the residential elements and farmyard extends in total to approximately 28.31 acres in 5 main field parcels of level pasture. A further 3.55 acre level pasture field is accessed either through the main block of land or off Eastfield Lane (an assumed green lane).

General Information

Access

Access to Mill Farm is directly off of an unnamed adopted public highway which meets the B4055 Northwick Road.

Services

* Water – Mains water is connected to Mill Farm and is currently on one single supply for all of the residential dwellings, farm buildings and land (where water is connected). The existing tenants currently pay a separate monthly charge of £10 towards the shared cost of water. * Electricity – Mains metered supplies to the farmhouse, The Annexe and The Cottage. The sub-divided element of the main farmhouse is on the same metered supply but a coin sub-meter has been fitted which the tenant pays. * Sewerage – A septic tank and soakaway system serves all of the residential elements.

Land Registry

The property is registered under title number GR342632. *Note subject to a split of the title and a strip of land to be retained by the family.

Tenure & Possession

Mill Farm is offered for sale freehold with either Vacant Possession or subject to the existing occupations, details of the rental incomes are available on request from the Vendors Agents. There is no onward chain with the current owner.

Local Authority

South Gloucestershire Council.

Council Tax

Mill Farm Council Tax Band D, The Cottage and The Annexe are both Council Tax Band A.

EPC

The Cottage Current E (39) and Potential B (91) and The Annexe Current E (49) and Potential A (97).

Viewings

Strictly by prior appointment only with Voyce Pullin, please contact the Oldbury Office on .

Solicitors

Loxley Solicitors, Langford Mill, Charfield Road, Kingswood, Wotton-under-Edge GL12 8RL.

Other Matters

The Vendors have retained a small strip of land on the western boundary of the farm and have reserved rights on foot over a new footbridge from the main entrance as shaded yellow on the attached plan and a separate right of way as shaded brown to cut the hedges and carry out maintenance with agricultural machinery annually over the area shaded brown. In addition, the Vendors have indicated their intention to reserve the right to include a restrictive covenant to restrict the use of the property as it is at present. Please confirm on the tender form when making an offer if you accept the inclusion of the new covenant or alternatively if your offer is made excluding the covenant.

Easements, Covenants & R-o-W

The property is sold subject to any rights, benefits or incidents of tenure which affect it. The purchasers shall be deemed, the property being open for inspection, to have full knowledge of the boundaries or the ownership thereof. The Vendors have reserved the right to include a restrictive covenant to preserve the use of the property in its current form as detailed above under ‘Other Matters'.

Plans, Areas & Schedules

These are based upon the Ordnance Survey and other data provided to the Vendors’ Agents. This information is provided for reference purposes only. The Purchaser(s) shall be deemed to have satisfied themselves as to the description of the property and any error or mis-statement shall not annul the sale or entitle either party to compensation in respect thereof. No warranty for the accuracy of the information can be given.

Important Notice

Important Notice: (to be read by all prospective purchasers): Voyce Pullin hereby gives notice for the Vendor, whose agents they are and for themselves as follows: 1 These particulars are prepared for the guidance of intending purchasers, intended to give a fair overall description of the property. 2 These particulars do not constitute or form part of an offer or contract. 3 Any prospective purchasers must satisfy themselves by inspection, survey or otherwise as to the structural condition, general condition or working order of any buildings, fences, gates, services, equipment or other facilities forming part of the holding on offer and not to rely on any descriptions or information set out in these particulars as a statement of fact.

Important Notice (continued)

4 Descriptions, dimensions, reference to permission/user of the property or condition of same, whether set out in these particulars, on the plan, verbally or otherwise given, are given in good faith, believed to be correct. Intending purchasers must however satisfy themselves and not rely on them as representations or statements of fact. 5 Any area measurements, dimensions or distances given are approximate only and must not be relied upon for any future use. 6 Where these particulars refer to a particular use of the premises this is not intended as a statement that any necessary planning, other consents or building regulations are in place and these matters must be verified by intending purchasers.

Important Notice (continued)

7 No responsibility will be accepted by Voyce Pullin or the vendor for any expense incurred by prospective purchasers or their Agents. 8 Any information set out in these particulars, is given without responsibility on the part of the vendors or Voyce Pullin and no person in the employment of Voyce Pullin has any authority to make or give any any statement, representation or warranty whatsoever, in relation to the property. (Photographs taken August 2025).