Tunstall, Richmond, North Yorkshire, DL10

Tunstall Grange Farm is situated in a private and secluded position and comprises of a four bedroomed detached modern farmhouse and two lots of adjacent grassland, woodland and amenity land which in all extends to approximately 98.55 acres (39.88 hectares), conveniently situated between the villages of Scotton and Tunstall, approximately four miles from the historic market town of Richmond.

Tunstall Grange Farm offers a rare opportunity to purchase a modern detached farmhouse with adjoining ring fenced grassland, woodland and amenity land extending to approximately 98.55 acres (39.88 Ha).

The land comprises of productive improved permanent grassland, suitable both for arable and livestock complemented by an area of established woodland and benefiting from established access.

The combination of versatile, workable grassland and amenity woodland represents an excellent opportunity for farmers, graziers, lifestyle and amenity buyers, and investors seeking productive ring fenced land in a sought-after part of North Yorkshire.

Please note; there is currently an agricultural tie on the property and therefore the purchaser must work in agriculture or the forestry industry to comply with the current planning conditions.

The Property
Tunstall Grange Farm was built approximately 14 years ago and offers spacious and immaculately maintained accommodation throughout. The property is privately positioned within garden and grounds on all sides which extends to approximately 0.3 acres. There are stunning views from every elevation of the land and surrounding countryside.

The property is approached via a private driveway into the gravelled parking area to the side of the property. The front door opens into a reception hallway which has stairs that leads to the first floor accommodation and a guest cloakroom/WC. To the right hand side is the living room which has a double aspect and a stone marble hearth and lintel with an inset multi fuel stove. A further door from this room leads into a stunning wood conservatory which has two sets of French doors that open out into the garden and a polished stone floor. A return door from the conservatory leads back through to the living room and the kitchen/breakfast room.

The kitchen area is fitted with a range of modern, shaker style units in cream which has a granite worktop over and an inset sink. There is a large island unit which provides additional storge and a breakfast bar area. There are integrated appliances which include a double oven, inset American style fridge/freezer and a dishwasher. Windows overlook the rear garden and there is stone flooring throughout. A door from the kitchen area leads through into a study that has fitted storage and a door which opens out into the patio area beyond. An additional door opens into the utility room which has a range of further cupboards, sink and plumbing for a washing machine. From this room there is an external door which leads to the gavelled driveway to the side.

The dining room opens out from the kitchen area and has a lovely aspect over the front garden. A door from the dining room leads into the family room/occasional bedroom 5, which also has an aspect to the front.

The first floor accommodation has a landing which provides access to all of the bedrooms. The principal bedroom has a stunning view over the garden and countryside beyond. There is an en-suite shower room which is fitted with a white modern suite and has stone tiles to the walls, a large walk-in shower unit, WC and twin wash hand basins which are set into a vanity unit with marble top and storage cupboards below. There are three further bedrooms, two of which have fitted wardrobes.

The house bathroom is fitted with a white modern suite which comprises of a roll top bath, large walk-in shower, WC, sink set into a vanity unit with marble top and storage below. The room has stone tiles to the floors and walls.

Externally, the property is approached via a private driveway which is tree lined and gated. This driveway is shared with two other properties and has a third responsibility of the upkeep.
The entrance to the property itself opens into a gravelled driveway which provides ample parking for multiple vehicles. There is a separate detached single garage with an up and over door, power and light. To the side of the garage is an additional store room.

The garden is predominantly laid to lawn and bounded by hedging. There is a flagged stone patio to the front and rear which extends to the rear of the property providing an additional seating area.

EPC Rating
This property has been certified with an EPC Rating of C/72.

Utilities
The property has an oil fired central heating system. Water and electricity are on a mains supply. There is a private septic tank within the grounds of the property.

Agents note
There is currently an agricultural tie on the property and therefore the purchaser must work in agriculture or the forestry industry to comply with the current planning conditions.

The Land
The land comprises of a productive, predominantly ring-fenced block of improved permanent grassland with established woodland and amenity areas, extending to approximately 98.55 acres (39.88 hectares) in total.

The composition of the land is summarised below:

Lot 1 Approximately 69.19 acres (28.00 hectares) comprises improved permanent pasture well suited to both mowing and grazing, with a number of the parcels being of a quality and workability that would also lend themselves to arable cropping or a reseeding rotation, subject to environmental scheme obligations finishing in December 2026.

Lot 2 Approximately 29.36 acres (11.88 hectares) comprises improved permanent pasture, predominantly suited to agricultural or amenity grazing land. Throughout, the land is complemented by established woodland providing shelter, amenity and biodiversity value.
The land is classified as predominantly Grade 3 under the Agricultural Land Classification denoting good quality, versatile agricultural land. Prospective purchasers should satisfy themselves as to the soil type, drainage and land quality by inspection.

Lotting
The land is available as a whole or in two lots, as shown edged on the attached field schedule plan:
The vendor reserves the right to sell the land as a whole or in such lots as may be agreed, to amend the lotting, and to withdraw the land from sale at any time.

Access
The principal access to the land is from the Scotton direction, via the private access road leading from the public highway, as shown on the attached plan. The private access road is included within the freehold sale. The land additionally has the benefit of a right of way, with or without vehicles, at all times and for all purposes, over the adjoining Access Land to the south east.

Environmental Land Management – Countryside Stewardship
A significant proportion of the land is currently entered into a Countryside Stewardship (Mid Tier) Agreement, which is due to expire on 31 December 2026.

Importantly, as the agreement expires on 31 December 2026, the land will thereafter be unencumbered by the scheme, affording a purchaser full flexibility to enter into future environmental or sustainable farming schemes (such as the Sustainable Farming Incentive) in line with their own objectives. The purchaser will be required to comply with, and assume responsibility for, the agreement for the remainder of its term, and to indemnify the vendor accordingly. Full details of the agreement, including the parcels entered and the management prescriptions, are available within the legal pack.

Services to the land
The registered title benefits from a right to a supply of electricity through cables crossing adjoining land and is subject to a reservation in favour of an adjoining owner to use a water pipe supplying mains water from a nearby meter.

Sporting, Timber and Mineral Rights
In so far as they are owned and save as may be referred to within the registered title and legal pack, the sporting, timber and mineral rights are included within the freehold sale. The title makes reference to certain historic rights and reservations.

Wayleaves, Easements and Rights of Way
The land is sold subject to, and with the benefit of, all existing wayleaves, easements, quasi-easements, covenants and rights of way, whether or not specifically referred to in these particulars.

The registered title (Title No. NYK380312) discloses the following matters, summarised below for general guidance only – prospective purchasers must rely on the Official Copy entries and the legal pack for the full and definitive position: The benefit of a right to a supply of electricity through cables across adjoining land (Silver Hill Farm), together with associated rights of entry to renew, relay and repair (Conveyance dated 16 January 1981).

A reservation in favour of the adjoining owner of the right to use the water pipe supplying mains water from a meter near Tunstall Grange Building, together with associated rights of entry (Conveyance dated 16 January 1981).

The benefit of a right of way, with or without vehicles, at all times and for all purposes over the access land, in connection with land to the south-east (Transfer dated 2 August 2005), subject to a fair and proportionate contribution towards the cost of maintenance and repair of the access.
Rights of way over the access road in favour of neighbouring land and owners, including those granted by a Transfer dated 20 January 2006, and rights vested in the owner or occupier of Silver Hill to use the access road.

A perpetual yearly rent charge of £125 referred to in the Conveyance dated 25 October 1974 (the land being stated to be indemnified).
Restrictive covenants contained in the Conveyance dated 25 October 1974, and provisions as to boundary structures contained in Transfers dated 18 June 2010 and 10 September 2025.

Tenure and Possession
The land is registered freehold under Title Number NYK380312 and is offered for sale freehold with vacant possession on completion

Holdover
The vendor reserves the right of holdover to remove or harvest any growing crops, hay or silage, and to complete any outstanding works or obligations under the Countryside Stewardship Agreement, not removed or completed by the date of completion (if and when applicable).

Boundaries and Fencing
The land is enclosed by a combination of well-established mature hedgerows and timber sheep net fencing, the latter being in good, stockproof condition throughout. Together these provide attractive, well-maintained and secure boundaries, offering shelter, privacy and biodiversity value as well as reliable enclosure well suited to the grazing of livestock.

Local Authority
North Yorkshire Council.
Council Tax Band F

Plans, Areas and Schedules
The plans provided are for identification purposes only. The areas and field schedule are based on the GFW field schedule plan together with Rural Land Register / Ordnance Survey data, are stated in good faith and are approximate only.

Purchasers must satisfy themselves as to the areas, boundaries and acreages; no measured area survey has been undertaken.

Viewings
Viewings of the land are strictly by prior appointment with the selling agents.

The property lies on the Northern and Western sides of Tunstall, between the villages of Scotton and Tunstall in the Richmondshire area of North Yorkshire, within a quiet and well-regarded farming locality. It is well placed for the surrounding market towns and the wider road network. The nearby A1(M) provides excellent road links north towards Darlington and the North East, and south towards Northallerton, Ripon, Harrogate and the wider Yorkshire road network. The area is well regarded for its productive farmland, attractive countryside and strong agricultural community.