Granary Court Road, Smeeth, Ashford, Kent, TN25

This is a real gem of a small farm with untapped potential - James Hickman, Farms & Rural Property

#TheGardenOfEngland

An increasingly rare opportunity to buy an unspoilt small grass farm situated on a country lane on the rural edge of Brabourne Lees & Smeeth. The farm comprises a detached 3 bedroom farmhouse requiring updating, a group of extremely useful farm buildings, some of which may have planning potential, together with pastureland in 4 fields and some small parcels of woodland.

Freehold - Council Tax Band D.

For sale as a whole only.

In all about 29.84 acres

Guide Price: £1,100,000 to £1,200,000


Brabourne & Smeeth are popular rural villages with a selection of local services and amenities including primary schools, a village store and public houses. The nearest towns of Ashford, Hythe, Folkestone and Canterbury provide a wide range of amenities including high street shops, restaurants, pubs, hospitals and both primary and secondary schools. The nearest railway station at Ashford provides regular high speed services to London St Pancras in about 37 minutes as well as trains to Charing Cross in about 1hr 15mins.

Method of Sale

The farm is offered for sale by Private Treaty with offers invited for the whole. In the event of competing offers, interested parties may be asked to submit their “best and final” offers. The sellers also reserve the right to offer the land by Tender or Auction if the need arises.

Planning

The farm is NOT in the Kent Downs National Landscape/AONB and therefore it is felt that some of the farm buildings may have potential for conversion to residential and other uses in accordance with Permitted Development rules.

Interested parties must make their own planning enquiries either directly to Ashford Borough Council (ashford.gov.uk) or take advice from a planning consultant.

Little Granary Court Farmhouse

The farmhouse is Grade II listed (List Entry Number 1071171) and is understood to date to the early 1600’s. The house is a traditional small Kent farmhouse with 2 reception rooms in addition to the kitchen/breakfast room and 3 bedrooms on the first floor. The property now requires sympathetic renovation and modernisation.

Insurance Claim

It should be noted that an insurance claim was submitted in the last few years in respect of a subsidence claim affecting the northern elevation of the farmhouse where the dining room is located. The movement was monitored and a nearby holly tree was removed, no further repairs were undertaken. A Certificate of Structural Adequacy was issued by Crawford & Company on 13th June 2023.

Farm Buildings

The farm buildings comprise as follows:

1) Machinery store, about 50’11’’ x 22’11’’.
2) Hay barn, about 42’2’’ x 30’ 1’’.
3) Barn, about 40’x 30’1’’.
4) Double storage barn, about 45’2’’x 20’4’’& 45’2’’x 19’5’’.
5) Implement store, about 60’9’’x 30’6’’.
6) Small barn & store, about 32’9’’x 20’3’’ & 17’6 x 14’11’’.
7) Store, about 26’10’’x 16’2’.
8) Pig sty, about 27’33’’x 12’6’’.
9) Garage/workshop, about 27’3’’x 20’ & 22’ 8’’x 13’.
10) Small store, about 13’ 9’’x 8’6’’.


Land

The land principally comprises permanent pasture part of which has lane frontage divided into 3 main fields together and one smaller paddock. In addition, there are 3 or 4 small parcels of woodland on the southern boundary.

The land is currently grazed by a local farmer who will vacate prior to completion.

Soil Types

The land is classified as Grade 3 and is mainly shown as Soilscape 6 and a small part as Soilscape 7 on the Land Information Mapping System:

Services

Farmhouse: Mains water and electricity, private cesspool drainage, oil fired boiler (located in dining room).

Farm buildings & water: Electricity and water connected, where needed.

** None of the services have been tested.

Public Rights of Way

There are no footpaths or public rights of way crossing the main part of the farm but there is a footpath (No AE273) that runs along the trackway just to the north of the farm which then runs along the edge of the northern field before crossing the neighbour’s land.

For further information visit the following website using the property’s postcode:



Viewing

Viewings of the property are strictly by appointment only through our Ashford office on or our Tenterden office on .

Health & Safety

Prospective purchasers must have regard for their own safety during viewings. Neither the sellers nor Hobbs Parker Estate Agents accept any responsibility for any accident or injury as a result of viewing the property.

Acreage & Boundaries

The plan on these sales particulars and the acreages quoted are strictly for identification and guidance only. The boundaries shown on the plans in these particulars have been prepared by reference to digital Ordnance Survey data.

The plans are published for illustrative purposes only and although they are believed to be correct their accuracy cannot be guaranteed.

Interested parties are reminded that the property is sold in accordance with the owners Land Registry Title plan/s, and they must satisfy themselves as to the boundaries and the quantity of land being purchased. Any error or mistake shall not annul the sale or entitle any party to compensation thereof.

Our Ref: AVS250094