Land at Deptford Farm, Wylye, Wiltshire

An exceptional chance to acquire a 478.23 acres (193.54 hectares) ring-fenced block of productive arable land located in the Wylye Valley. The land is classified as grade 3, with some areas of grade 2, producing high yielding, high quality crops. The land is interspersed with woodlands and features an extensive pasture valley that encompasses nine well established sporting drives, and supports a highly diverse ecological environment.

Introduction - The Land at Deptford Farm presents an exceptional opportunity to obtain a ring-fenced block of predominantly productive arable land, enriched by diverse grassland. Located in a valley downland setting, the land includes carefully planted woodlands that improve the sporting experience. It has been expertly maintained, producing high-quality crops and is defined by fertile, well-balanced soils that foster a wide variety of biodiversity.

Situation - The Land at Deptford Farm is located to the north of the A36/A303 interchange. It comprises a ring-fenced block that spans approximately 478.24 acres (194.54 hectares). The topography is characterised by gentle undulations, rising in elevation towards the north in the direction of Salisbury Plain. It is positioned 8.75 miles southeast of Warminster and 12 miles northwest of Salisbury.

The land enjoys outstanding transport links, with direct access available on the eastern boundary from the A303.

The Land - The land features stunning topography, comprising mainly arable land, alongside areas of Downland grazing and some woodland. The land has been farmed in an arable rotation system, complemented by mixed livestock grazing on pasture. The woodlands consist of both mature and young plantations, with excellent access provided by tracks and rides. All arable land can be accessed through hardcore tracks and is classified as Grade 3, with certain regions classified as Grade 2.

The arable land is currently managed in a contract farming agreement with the neighbouring landowner, resulting in clean and high-yield crops that have been skilfully cultivated. The cropping rotations are strategically planned to preserve soil health, generally incorporating wheat, barley, oilseed , and oats, all of which achieve and produce premium quality. For many years, variable rate fertiliser applications have been employed, leading to soils that demonstrate elevated levels of organic matter and a balanced pH throughout all parcels.

The grassland has been preserved with an emphasis on environmental sustainability, serving as a significant resource for local wildlife. The downland sustains a species-rich grassland abundant with flowering herb varieties. The ungrazed pasture areas exhibit a remarkable diversity of flowering plants that contribute to a robust and biodiverse ecosystem.

The woodland is divided into three distinct blocks, designed to facilitate shooting and sporting activities across the land. The northern block features mature coniferous trees interspersed with younger broadleaf plantations. The central block comprises four belts of mixed trees, predominantly broadleaf, of different ages. The southern block consists of two distinct areas: one is a mature coniferous plantation, while the other is a younger mixed plantation.

Sporting - The farm’s rolling landscape, combined with thoughtfully placed woodlands, facilitates an exceptional game shoot across nine designated drives. Three of these drives are integrated within the woodland, and the shoot operates as a component of a broader collaboration with a nearby landowner.

The sporting rights are included within the sale, but the owners will retain the 2026/2027 season to satisfy the current lease.

General Remarks - Agricultural Schemes
The land is subject to two Sustainable Farming Incentive Agreements.
Agreement start date: 01/10/2025, Agreement end date: 3/09/2030.
Agreement start date: 01/02/2024, Agreement end date: 31/01/2027.

Designations
The land is in the Salisbury Plain and West Wiltshire Downs National Character Area.
The southern half of the land is located within the Cranborne Chase & West Wiltshire Downs Areas of Outstanding Natural Beauty.
The land is in a Nitrate Vulnerable Zone.

Access, Easements, Wayleaves and Rights of Way
A personal right of way will be retained for the current owner and their immediate family to traverse the land on foot.

There are no registered public rights of way on the property.

Access to the land is provided from the Public Highway in Deptford Village, traversing land retained by the local highway authority and the vendors. Additionally, there is direct gated access from the A303 along the eastern boundary. The buyer will be granted a right of access over both entry points, with a shared maintenance obligation of 50% imposed on each party.

The land is sold subject to a right of way for access to the Telecommunication Masts.

Services
Private water supply

Borehole situated at Grid Reference: SU . Registration number SU04SW10.

Reservoir positioned at Field Reference SU01390694, leading to the Pump house at Grid reference: SU .

The current water supply services the cottages situated in Deptford, as well as the adjacent land on the western boundary, which incurs an annual surcharge. The buyer will be obligated to maintain this supply.


Mineral Rights
Mineral rights are included in the sale.

Sporting
The sporting rights will be retained for the 2026/2027 season.

Overage
A part of the property indicated with hatching will be sold with an overage provision applicable to future development. This provision will not cover agricultural, horticultural, or equestrian developments. The overage will remain in effect for 30 years from the completion date, applying to 30% of any value increase resulting from the granting of planning permission.

Telecommunications Masts
There are two operational telecommunication masts and one redundant mast that are currently under existing leases.

VAT
In addition to the purchase price, should any sale of the property, or any right attached to it, become a chargeable supply for the purposes of Value Added Tax, such tax shall be payable by the purchasers in addition to any monies to be paid during the course of the sale and the purchaser shall indemnify the vendors in respect thereof, including interest, or penalty.

Local Authority
Wiltshire Council –


Tenure and Possession
Freehold with vacant possession subject to the existing contract farming agreement.

The land will be sold subject to holdover for harvest 2026 and subject to existing telecommunication lease agreements.

Directions
What3words ///comedians.stopped.magical

Viewing
All viewings strictly by appointment with the vendor’s joint agents.