Red House Farm, Waddingworth, Lincolnshire

REDHOUSE FARM
Waddingworth, Lincolnshire, LN10 5EE
(Woodhall Spa - 6.8 miles, Horncastle - 6.5 miles, Lincoln - 17 miles)
A superb opportunity to purchase a well presented residential farm situated in the heart of Lincolnshire

Set in 527.49 acres (213.47 hectares) or thereabouts of Productive Arable Land in a Ring Fence
Comprising:-
Superb Modern Five Bedroom Farmhouse with self-contained Annexe
Range of Traditional & Modern Farm Buildings with drying facilities
Planning Permission for an additional dwelling
Diversification Enterprises


FOR SALE BY INFORMAL TENDER AS A WHOLE
CLOSING DATE: 12 noon Friday 21 August 2026
Location & Situation
Redhouse Farm enjoys an accessible yet peaceful rural position, lying approximately 6 miles from the renowned market towns of Woodhall Spa and Horncastle, 17 miles from Lincoln, 16 miles from Louth and 33 miles from Newark-on-Trent.

The farm lies within the small hamlet of Waddingworth, close to the historic market towns of Horncastle and Woodhall Spa. The area is famous for the well known National Golf Centre at Woodhall Spa and also St Hugh’s Preparatory School. The Cathedral City of Lincoln offers a wide range of leisure and historical landmarks and also the highly recognised Lincoln Minster School.

Nestled within a rural setting, the farm is well connected. Nearby routes include the A15, A16, A17 and A46, while rail services from Lincoln to Newark Northgate provide onward fast connections to London King's Cross. East Midlands and Humberside airports are also within convenient reach.

Overview
An exceptional opportunity to acquire a substantial and well-equipped arable farm in the heart of rural Lincolnshire, combining an impressive modern farmhouse, versatile buildings and highly productive farmland. There is planning permission for an additional residential dwelling which would be subject to an Agricultural Occupancy Condition.

Set within an attractive and private setting, Redhouse Farm offers a substantial farmhouse with integral annexe, extensive agricultural infrastructure and approximately 527.49 acres (213.47 hectares) of arable land/temporary grassland, currently presenting a mixed farming opportunity.

Key Features
At the centre of the holding is an impressive modern farmhouse (built in 1999) extending to approximately 3,778 sq ft, providing generous family accommodation with three reception rooms, five principal bedrooms, one bathroom and two shower rooms, together with an integral self-contained annexe. The wider property includes two principal ranges of farm buildings, grain storage and drying facilities, traditional buildings with potential for conversion subject to planning, and productive arable land/temporary grassland with excellent road and internal access. The farmhouse is subject to an agricultural occupancy condition.

Redhouse Farmhouse is an attractive and well-proportioned brick property beneath a slate roof. The property nestles within mature gardens with amenity pond, summer house and young woodland, creating a private and established residential setting.

Ground Floor
The ground floor accommodation is centered around a welcoming south facing entrance porch and reception hall with impressive staircase. The principal sitting room is a particularly appealing space, with bay windows, French doors, a multi-fuel stove and an adjoining library area. A dual-aspect dining room with open fireplace provides an elegant formal entertaining space, while the fitted kitchen includes an integral larder and oil-fired Aga. The ground floor is complimented by a practical utility and boot/cloak room

First Floor
To the first floor, five bedrooms are arranged around a spacious landing. The principal bedroom benefits from a Jack-and-Jill en-suite shower room, while the remaining bedrooms are served by a family bathroom with spa bath, w.c., basin and laundry-chute.

Self-Contained Annexe
The farmhouse also incorporates an integral annexe with independent access, providing flexible ancillary accommodation ideally suited to family members, guests or staff.

The annexe comprises a kitchen/dining room with fitted units and French doors and wood burning stove. The first-floor accommodation arranged as a living area with a double bedroom, with flexibility to use additional bedrooms in the main residence.

Gardens & Grounds
The property is approached via a superb tree lined driveway, which divides to serve both the farmhouse and the farmyard, creating a practical and attractive arrival.

The main parking area benefits from planning permission for a new garage facility, secured in 2015 (see details in Data Room).

The gardens include sweeping lawns, a wildlife pond with summer house, a tennis lawn and a surrounding belt of well established woodland, combining amenity and a strong sense of privacy.

Services
Mains water and electricity are connected to the farmhouse. The farmhouse has oil fired central heating and drainage is to a private system. Water and a three phase electricity supply are connected to the farm buildings at Redhouse Farm and also Spotted Lodge, being the secondary farmstead.

Outgoings
East Lindsey District Council
Council Tax Band: E
Council Tax 2026/27 - £2,729.63

Energy Performance Certificate
The EPC Rating is “D”. A copy of the certificate is available in the Data Room.

Farm Buildings
The holding is supported by two principal building complexes, offering a practical combination of modern agricultural infrastructure and traditional buildings.

Buildings Adjacent to the Farmhouse
The buildings adjacent to the farmhouse include a range of traditional structures which may offer scope for alternative uses, subject to obtaining the necessary planning consents.

Spotted Lodge Buildings
The Spotted Lodge buildings provide valuable grain storage and drying facilities, together with an excellent concrete yard and loading area, easily accessible from the road. Mains water and electricity are connected, including three-phase power supply.

Land and Soils
The land extends to approximately 527.49 acres (213.47 hectares), or thereabouts. The land has excellent access provided by farm tracks and public roads and is divided into four main parcels.

The land is classified by the Provisional Agricultural Land Classification Maps as being Grade 3. The Soil Survey of England and Wales identifies the soils as being from the “Wickham 2" and “Ragdale” associations with their characteristics described as fine loam/silty over clay which supports a productive arable rotation. The land is well suited to combinable cropping/temporary grassland and some land parcels have previously been used to grow sugar beet.

Countryside Stewardship
The farm is entered into a Mid-Tier Countryside Stewardship Scheme which commenced on 01 January 2023 and terminates on 31 December 2027. The Scheme will be transferred to the buyer(s). The farm is also entered into two Sustainable Farming Incentive Schemes (not transferrable) under the following Agreements:-
1. 01 April 2024 terminating 31 March 2027
2. 01 March 2025 terminating on 29 February 2028

Diversification / Sporting
Redhouse Farm has diversified into a popular rural visitor destination offering a range of seasonal attractions and on-farm enterprises. The mixed farm offers events including Easter trails, a pick your own pumpkin experience, Christmas tree sales, all complemented by a pop-up café serving local produce. Additional income is derived from an area designated for wedding/venue hire for private events, the sale of firewood and handcrafted fire pits which has created a well presented multi income rural business with an established community appeal.

The farm also benefits from parcels of woodland and plantations creating excellent habitat, with grass margins and mature hedges, which provide an enhanced environment for all types of wildlife, with a good number of english partridges present on the farm.

Planning & Development
Redhouse Farmhouse is subject to an Agricultural Occupancy Condition. Planning permission for the construction of the house was granted in 1996 by East Lindsey District Council (Application ref: S/193/0998/96).

Planning permission for a garage/garden store around the house was granted on 06 September 2012 (Application ref: S/193/01094/12) and has been activated.

Planning permission for the erection of an agricultural workshop and store was granted on 22 June 2021 (Application ref: S/193/00839/21).

Planning permission for the erection of one house and detached double garage was granted on 02 March 2026, subject to an Agricultural Occupancy Condition (Application ref: S/193/00434/24).

Services
The property is served by mains water and electricity, private drainage and oil-fired central heating. Three-phase electricity is connected to the farm buildings, supporting the operational requirements of the holding.

Nitrate Vulnerable Zone
All of the land lies within a designated Nitrate Vulnerable Zone. Farmers within these areas have to follow mandatory rules to tackle nitrate loss from agriculture.

Outgoings
Drainage Rates are payable to the Witham Third District Internal Drainage Board and a General Drainage Charge is also payable to the Environment Agency. Further details can be found in the Data Room.

Plans, Areas and Schedules
Plans attached to these particulars are based on data provided by the Rural Land Registry and the Ordnance Survey and are for reference only. Buyer(s) will be deemed to have satisfied themselves of the land.

St Margarets Church
Located in Redhouse Farmyard is St Margarets Church, a small rural church of medieval origin dating from the 14th century, built of traditional greenstone, typical of the Lincolnshire Wolds. The structure was substantially rebuilt in 1808 and restored in 1913 following a period of disrepair.

Now Grade II Listed, the church reflects the long lost settlement it once served, with Waddingworth itself recorded in the Doomsday Book of 1086.

Deconsecrated in the 20th century, it is no longer used for regular worship and is presently privately owned, access being via the main driveway to Redhouse Farm.

The church is available for sale by separate negotiation. Interested parties are invited to discuss this further with the Selling Agents.

Tenure and Possession
Redhouse Farm is to be sold freehold and it is intended that vacant possession will be granted on completion, subject to the Holdover provisions.

Easements, Wayleaves and Rights of Way
There is a public footpath crossing the western end of Field 7226. The main access drive to the farm is public highway upto where the tarmac finishes, with a right of access across the farmyard to St Margaret's Church. The farm is crossed by a high pressure gas main and there are overhead electricity lines crossing the farm. Copies of documents relating to the rights of way, easements and wayleaves are available in the Data Room. The land is sold subject to any other rights of way, reservation of minerals, water, drainage, sporting rights, other easements and wayleaves and all rights of access, whether mentioned in these particulars or not.

Fixtures and fittings
All items generally known as fixtures and fittings, whether referred to in this brochure or not, are expressly excluded from the sale. For the house, fitted carpets are included but furniture, contents, curtains, light fittings and garden statuary are specifically excluded. Some items may be available by separate negotiation.

Basic Payment Scheme
All of the farmland is registered on the Rural Payments Agency Rural Land Register. The Seller will retain any future De-linked Payments (if any).

Additional Information/Data Room
Online access to a Data Room can be provided upon request. This provides further details, including:-

RLR Data, Back Cropping, Wayleave Agreements, Drainage Plans & Rates, Planning Permissions and other general property information.

Solicitors
David Harvey of Bridge McFarland LLP, 26 Market Place, Market Rasen, LN8 3HL.
Telephone: , E-mail:

Local Authority
East Lindsey District Council -

Value Added Tax (VAT)
The sale price is agreed on a VAT exclusive basis and the Buyer(s) shall indemnify the Seller for any VAT, which may subsequently be payable.

Directions
From the A158 at Baumber, take the Bardney road; the farm is approximately 3 miles on the right. From Bardney, follow signs to Baumber; the farm is approximately 5 miles on the left.
Postcode - LN10 5EE
What3words - decoder.uniform.flick

Sporting Rights/Timber & Minerals
As far as they are owned, the mineral and sporting rights as well as standing timber are included in the freehold sale.

Employees
No employees will be transferred with the farm under TUPE.

Viewing
Viewing is strictly by appointment with the Selling Agents.

Health and Safety
Given the potential hazards of a working farm, we ask that you are as vigilant as possible when viewing the farm for your own personal safety, particularly around the farm buildings.

Holdover & Early Entry
The Seller reserves the right to use all buildings, to include the machinery storage and grain store facilities until 01 May 2027. In addition, the Seller reserves the right to hold a machinery dispersal sale (no later than 15 March 2027) on the Holding and use an area of land close to the farmyard (in RLR number 7592) for facilitating the sale/car parking. Early entry will be considered subject to agreement between the parties.

The Seller also reserves holdover rights in respect of occupying Redhouse Farmhouse for a period of upto 6 months following completion for a consideration of £1,000 per calendar month.

Additional Property
The Seller is also marketing a second farmhouse in the nearby village of Wragby. Details of this residence, known as Manor House Farm, Wragby, is offered for sale by Walter’s Estate Agents.

Method of Sale
The land is offered for sale as a whole by Informal Tender. The Seller does not undertake to accept the highest, or indeed any offer but best and final offers should be submitted on the prescribed Tender Form, available from the Selling Agents in accordance with the following:-
1. Expressed as a lump sum total (not per acre) and clearly identifying any conditions proposed.
2. Confirm full name and address and contact telephone number of Buyer(s).
3. Confirm full name and address and contact telephone number of the Solicitor.
4. Confirm whether the offer is on the basis of cash, or conditional upon unconfirmed finance or sale of other property.
5. Submitted in a sealed envelope marked “Redhouse Farm Tender”.
6. Submitted not later than 12 noon on Friday 21 August 2026.

To avoid the duplication of offers it is suggested that any tender submitted should be for an uneven amount of money. Furthermore escalating bids or offers made by reference to other bids are not acceptable. Interested parties are invited to speak to Tony Dale or Lucy Adamson of the Selling Agents, to discuss their interest.