Land At, Hills Road, Saham Toney, Thetford, Norfolk, IP25 7EN

Best and final offers to be received by 12pm on Friday 11th September 2026.

23.73 hectares (58.64 acres) of arable land

4.83 hectares (11.93 acres) of temporary grassland


Productive Grade 3 land


Detailed Description

Best and final offers to be received by 12pm on Friday 11th September 2026.

Offers can be made via post to our office addressed with the following below, or via email to matthew.

For the attention of M Thompson - Land at Saham Toney
Brown & Co
West Wing
Linden Square
King's Road
Bury St Edmunds
IP33 3DJ

Offers should include:

? The purchaser's full name
? The offer amount
? The relevant funding arrangements
? Any conditions attached to the offer


INTRODUCTION
PROPERTY DESCRIPTION
A single block of agricultural land located to the North of Saham Toney extending to approximately 28.56 hectares (70.57 acres).

LOCATION AND SITUATION
The land is located to the North of the village of Saham Toney. Saham Toney village is located approximately 2 miles north of Watton and 7 miles Southeast of Swaffham. The property comprises two parcels of arable land extending to approximately 23.73 hectares (58.64 acres) and a single parcel of temporary grassland extending to approximately 4.83 hectares (11.93 acres).

GENERAL REMARKS AND STIPULATIONS
METHOD OF SALE
The freehold of the property is offered for sale by Private Treaty as a whole with vacant possession.

EXCHANGE OF CONTRACTS AND COMPLETION
Exchange of contracts to take place 21 days after receipt by the Purchaser's Solicitor of the draft contract with completion post
harvest. A deposit of 10% of the purchase price will be payable on exchange of contracts. If early entry is required, then purchasers will be asked to pay an additional 10% at that stage.

ACCESS
The land can be accessed directly off Watton Road, Hills Road and Pages Lane.

LAND CLASSIFICATION
The soils are mainly of the Burlingham 3 series being described as deep, fine loamy soils. The land is shown as Grade 3 on the Provisional Ministry of Agricultural Classification Map for the Eastern Region.

PREVIOUS CROPPING
Previous cropping includes a rotation of combinable crops. Historical cropping includes potatoes. A past cropping schedule is available from the Vendors' Agents.

STATUTORY DESIGNATION
The land lies within a surface water Nitrate Vulnerable Zone.

EASEMENTS, WAYLEAVES & RIGHTS OF WAY
The land is sold subject to and with the benefit of all existing rights, including rights of way, whether public or private, light support, drainage, water and electricity supplies and other rights, easements, quasi-easements and all wayleaves whether referred to or not in these particulars. There are existing overhead electricity cables which cross the land.

GAS PIPELINE
A gas main crosses the western part of the land, as shown hatched brown between points A and B on the enclosed plan (for indicative purposes only). The gas pipe is subject to reduced soil cover and there is an existing licence agreement in place restricting the use of the land. This area is due to be fenced off and demarcated following the 2026 harvest. The operator of the gas pipe has approached the current vendors regarding a proposed Deed of Variation to the existing easement. Further details are available upon request.

COVENANTS
The land will be sold subject to a covenant restricting the use of the property solely for agricultural purposes for a period of 40 years from the completion date.

SERVICES
We are not aware that any services are connected to the land.

OUTGOINGS
A general drainage charge is payable on the land to the Environment Agency.

PLANS AND AREAS
These are prepared as carefully as possible by reference to digital OS data and HM Land Registry. The plans are published for illustrative purposes only and although they are believed to be correct their accuracy cannot be guaranteed.

BOUNDARIES
The Buyer(s) shall deem to have full knowledge of all boundaries and neither the Seller nor the Selling Agents will be responsible for defining boundaries nor their ownership.

VAT
Should any sale of the land, or any right attached to it become a chargeable supply for the purpose of VAT, such tax shall be payable by the Purchaser in addition to the contract price.

SPORTING MINERALS AND TIMBER
All sporting and mineral rights and timber or timber like trees (except as reserved by the Statute or to the Crown) and included in the sale as far as they are owned.

DISPUTES
Should any disputes arise as to the boundaries or any matters relating to these Particulars or the interpretation thereof, the matter will be referred to an Arbitrator appointed by the Selling Agents.

VIEWING
The land can be viewed by appointment with the Selling Agent with a set of Sale Particulars in hand. Viewers should be careful and diligent whilst on the land. Neither the Seller nor Seller's Agents are responsible for the safety of those viewing the property and accordingly, those viewing the property do so at their own risk.

SELLING AGENTS
Matthew Thompson | matthew. |
Archie Hall | archie. |

ANTI-MONEY LAUNDERING
In accordance with the most recent Anti-Money Laundering Legislation, buyers will be required to provide proof of identity and address to the Selling Agent once an offer has been submitted and accepted (subject to contract) prior to solicitors being instructed.

WHAT THREE WORDS
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