UKLAND&FARMS

For Sale - £2,240,000 - 109.62 acres, Middle Farm, Barrow, Oakham, Rutland, LE15 7PE

Fisher German
The Estates Office, Norman Court, , Ashby de La Zouch, Leicestershire LE65 2UZ

Tel:01530 412821
Fax: 01530 413896
E-mail: ashbyagency@fishergerman.co.uk

• Four bedroom farmhouse
• Traditional and Modern Buildings
• Two bedroom Cottage
• About 109.62 acres in all
• Available as a whole or in up to 5 lots
• For sale by informal tender
• Deadline for offers 12 noon Friday 4th April 2025

An accessible mixed farm with development and equestrian prospects and secondary accommodation.


Description



An exciting opportunity to purchase an equipped arable and grassland farm with secondary accommodation extending to about 109.62 acres.

Available as a whole or in up to 5 lots.

For sale by informal tender. Deadline for offers Friday 4th April 2025.

Property Overview

• Principal two-storey 1,855 sq. ft., four-bedroom farmhouse.

• Two-bedroom cottage with paddock.

• Range of well-presented traditional buildings extending to about 3,405 sq. ft. with scope for alternative uses (STP).

• Modern steel portal general-purpose farm buildings extending to about 12,648 sq. ft.

• About 108.48 acres (43.90 ha) of productive arable land, permanent pasture and paddock land.

• Vacant Possession available upon completion (subject to tenancy in part).

Available as a whole or alternatively in up to five lots:

• Lot 1 – Farmhouse, traditional and modern farm buildings, paddocks, and grassland extending in all to about 4.38 acres (1.77 ha).

• Lot 2 – Two-bedroom cottage in need of modernisation and refurbishment, with paddock land. Extending in all to about 1.11 acres (0.45 ha).

• Lot 3 - About 26.05 acres (10.54 ha) of productive arable land.

• Lot 4 – About 28.32 acres (11.46 ha) of productive arable land, permanent grassland and amenity land.

• Lot 5 – About 49.76 acres (20.14 ha) of productive arable land.

Situation
Middle Farm is situated around the village of Barrow in Rutland, with excellent transport links to the market town of Oakham (5.5 miles) which provides an array of shops, leisure facilities, public houses and independent eateries. There are numerous local independent and state schools including Oakham and Uppingham School. Stamford (12 miles) lies to the south east and provides a wide range of larger department stores, public houses and eateries.

Rutland water lies 6 miles to the south providing a range of leisure and outdoor pursuit opportunities including fishing, cycling, sailing and windsurfing along with a renowned nature reserve.   

The A1 lies just 5.1 miles to the east providing access to the wider national road network.

Oakham railway station (5.6 miles) provides direct services to Birmingham, Leicester and Stansted Airport. East Midlands Airport is about 37 miles away.

The farm provides significant amenity and lifestyle appeal and will be of interest to a wide range of agricultural, equestrian, lifestyle, developer, and investment purchasers.

Description
Middle Farm, Barrow provides a rare opportunity to purchase a mixed farm of about 109.62 acres which will appeal to a broad range of purchasers, with development potential and secondary accommodation. The farm is centred around Barrow, a small village in a very attractive part of the County of Rutland in the East Midlands.

The farmhouse provides comfortable accommodation over two floors and the traditional outbuildings provide significant scope for redevelopment and/ or change of use to residential, commercial, equestrian or similar use (subject to the necessary consents).   

The property is available as a whole or alternatively in up to five lots as follows (the Vendors may consider subdivision of lots by separate negotiation):

Lot 1 – Farmhouse, traditional and modern farm buildings, paddocks, and grassland extending in all to about 4.38 acres (1.77 ha)

Farmhouse
Middle Farmhouse comprises a two-storey, four-bedroom stone and part brick-built farmhouse under tile roof and extends to about 1,855 sq. ft. The traditional stone house was extended in the 1960s.

The principal residence is accessed from Main Street via a private driveway and ample off-road parking is provided for numerous vehicles. In addition, there is a small timber framed garage.

The ground floor comprises; entrance hall, kitchen with fitted floor and wall units and under stairs pantry, dining room, large twin aspect sitting room with log burner and access down to cellar.

The first floor comprises; landing area, family bathroom with bath, basin, wc and shower over bath and separate wc room with basin. The master bedroom benefits from a walk in dressing room. There are two further double bedrooms and a single bedroom.

Heating is by way of gas fired central heating system and the property is double glazed throughout.

The farmhouse is presented in excellent order throughout and allows flexible use of the accommodation for an incoming purchaser.

The farmhouse overlooks gardens to the east and south elevations with a raised garden to the south, laid mainly to lawn with flower beds, borders and trees.

EPC: D

Council Tax Band: D

Traditional Farm Buildings
The traditional buildings in Lot 1 may present potential for conversion to a wide variety of uses including home office space, independent residential and/ or ancillary residential use, commercial uses, and equestrian use (subject to the necessary consents.

The traditional buildings are arranged in a courtyard format to the north of the farmhouse and extend to about 3,405 sq. ft. including stables, former cattle stores and general stores. The buildings comprise a mix of stone and red brick construction under a mix of slate and profile sheet roofing. The buildings comprise part single storey and part double height construction.

Modern Farm Buildings
The modern farm buildings comprise a two-section steel portal frame general purpose building currently utilised for machinery storage and lean-to buildings on either side. The buildings extend to about 12,648 sq. ft. The modern farm buildings are currently let under a farm business tenancy.

Please refer to floor plan of farm buildings for measured survey.

Lot 1 includes about 3.40 acres of grazing land and paddocks. In all, lot 1 extends to about 4.38 acres.

Please note: The modern farm buildings are only accessible (as a condition of a previous planning consent) via the access from the east via a farm track off the Cottesmore to Market Overton Road. If lot 1 and lot 3 are sold separately, then a right of way for all purposes at all times will be granted along the track within lot 3 and shown on the Lot 3 sale plan between points A – B.

A new boundary will be created between lot 1 and 2 and the purchaser of lot 1 will be responsible for all costs in erecting a new fence line along the new boundary.

Please note: We believe a number of roof coverings may include asbestos containing fibre cement roof coverings across Lot 1.   

Lot 2 – Two-bedroom cottage (4 Main Street) in need of modernisation and refurbishment, with paddock land. Extending in all to about 1.11 acres (0.45 ha)
Lot 2 comprises a two-bedroom end terrace cottage in need of full modernisation and refurbishment. The cottage is of stone construction under a slate roof and the accommodation is laid out over two floors and extends to about 704 sq. ft.

The cottage is accessed from Main Street via a private driveway and off-road parking is provided for numerous vehicles. In addition, there is a small stone outbuilding and former coal store to the rear of the property.

The ground floor comprises; kitchen with units, living room with open fireplace and storage cupboard, front entrance and second store cupboard.

The first floor comprises; landing area, double and single bedrooms and family bathroom with bath, basin and wc.

Heating is by way of electric storage heaters and secondary solid fuel heating system and the property is double glazed throughout. The cottage has recently been rewired and benefits from an electric hot water immersion heater.

The cottage benefits from a small garden to the front elevation and a rear garden both laid mainly to lawn.

EPC: G

Council Tax Band: B

To the south of the cottage is a paddock extending to about 1 acre which may provide for a small equestrian interest. A new boundary will be created between lot 1 and 2 and the purchaser of lot 1 will be responsible for all costs in erecting a new fence line along the new boundary.
   
Lot 3 – About 26.05 acres (10.54 ha) of productive arable land
Lot 3 comprises a ring-fenced block of arable land with access directly from the Cottesmore to Market Overton Road. The land extends to about 26.05 acres (10.54 ha) including a central access track.

The arable land is classified as being Grade 3 and according to Soilscape (England) the soils may be described as freely draining slightly acid but base-rich soils. Such soils are generally suited to spring and autumn sown crops and grassland. The boundaries generally comprise mature hedgerows.

The land is currently cropped with a second wheat.

Historically this land was stripped of ironstone and as a result this is very light land with thin soils.

Lot 4 – About 28.32 acres (11.46 ha) of productive arable land, permanent grassland and amenity land
Lot 4 comprises a ring-fenced block of arable land (23.35 acres), permanent grassland (2.07 acres) and the remainder comprise amenity and scrub land including part of the disused Oakham canal.

Access is taken from an unnamed road to the west of Barrow village.

The arable land is classified as being Grade 3 and according to Soilscape (England) the soils may be described as slowly permeable seasonally wet slightly acid but base-rich loamy and clayey soils. Such soils are generally suited to grass production for dairying or beef and some cereal production often for feed. The boundaries generally comprise mature hedgerows.

The land is currently uncropped.

A footpath crosses the land. A 33kV electricity overhead line crosses the land.

Lot 5 – About 49.76 acres (20.14 ha) of productive arable land
Lot 5 comprises a ring-fenced block of arable land with access taken from an unnamed road to the west of Barrow village.

The arable land is classified as being Grade 3 and according to Soilscape (England) the soils may be described as slowly permeable seasonally wet slightly acid but base-rich loamy and clayey soils. Such soils are generally suited to grass production for dairying or beef and some cereal production often for feed. The boundaries generally comprise mature hedgerows.

The land is currently uncropped.

A small portion of land along the western boundary falls with flood zone 2 and 3.

Fixtures and Fittings
The carpets and curtains are included. All other fixtures and fittings, garden ornaments, stone troughs and statuary are excluded. Some may be available by separate negotiation. The inclusion or exclusion of any agricultural fixtures and fittings is to be discussed.

Services
Lot 1 - The farmhouse – Mains drainage, mains electricity, mains water and mains gas connection. Mains electricity and water connected to some farm buildings.   

Lot 2 – Mains water, mains electricity and mains drainage connected.

Lot 3, 4 and 5 – We are not aware of any mains or private services connected.

The estimated fastest download speed currently achievable for the property postcode area is around 1000 Mbps (data taken from checker.ofcom.org.uk on 18/02/2025). Actual service availability at the property or speeds received may be different.

We understand that the property is likely to have current mobile coverage outdoors (data taken from checker.ofcom.org.uk on 18/02/2025). Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.
Prospective Purchasers must satisfy themselves as to the availability of services and any future connections. If the land is sold in lots, then cross-rights and reservations will need to be reserved where required, for services. Services may need to be split, and sub-meters installed. None of the services, appliances or electrical systems have been tested by the selling agents.

Tenure and Possession
The freehold of the property is for sale with vacant possession on completion (subject to cropping licences across the farmland to harvest 2025, and subject to a farm business tenancy over the modern farm buildings and adjoining grassland which expires 1st January 2026).

Method of Sale
The property is offered for sale by informal tender and is available as a whole or in up to five lots.

Tender documents and tender conditions are available upon request from the selling agent and tenders must be submitted using the prescribed form.

All offers must be received by 12 noon Friday 4th April 2025.

Please note: the Vendors reserve the right to conclude the sale by any other means at their discretion and the Vendors are not obliged to accept the highest or indeed any Tender submitted

Rights of Way, Wayleaves and Easements
A number of public rights of way cross the property and are shown on the sale plan.

The property is sold subject to all rights of way, wayleaves, and easements whether or not they are defined in this brochure.

If the farm is sold in lots, then cross-rights and reservations will need to be reserved where required, for example for access, services and maintenance.

If lot 1 and lot 3 are sold separately, then a right of way for all purposes at all times will be granted along the track within lot 3 and shown on the Lot 3 sale plan between points A – B.

Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct, but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor's agents will be responsible for defining the boundaries or the ownership thereof.

There will be a new boundary created between Lots 1 and 2 if sold separately. The cost for demarcating this new boundary (where required) will be split between the purchasers of Lot 1 and Lot 2.   

VAT
Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property or any part thereof or any right to it becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition to the sale price.

Minerals, Sporting and Timber Rights
The sporting, mineral and timber rights will be transferred with the freehold title where owned.

Nitrate Vulnerable Zone (NVZ)
The Property lies within a Surface Water NVZ Area and is subject to the usual restrictions.

Basic Payment Scheme and Environmental Schemes
The land has historically been registered for payments under the Basic Payment Scheme and all delinked payments and entitlements relevant to the land will be retained by the vendors and will not be available to the Purchaser on completion of the sale. There are not believed to be any environmental schemes in place.

Ingoing Crop Valuation/Holdover
No ingoing valuation will be required. The arable land is subject to a cropping licence.

Overage
Lot 1 is offered for sale with an overage provision to cover the traditional and modern farm buildings, land and yard area which will specify that 20% of any increase in value due to development (as defined in Section 55 of the Town and Country Planning Act 1990) will be payable to the Vendors or their successors in title should such development occur within 20 years from the date of completion. The uplift will be payable upon implementation or on a future sale with the benefit of a planning consent but will exclude any development for agricultural and/or equestrian use. The farmhouse is excluded from any proposed overage provision.

Successive grants of permission within the terms set out above would trigger overage. Reasonable costs incurred in obtaining planning permissions can be deducted from the overage calculations.

Lots 3, 4 and 5 are offered for sale with an overage provision which will specify that 20% of any increase in value due to development (as defined in Section 55 of the Town and Country Planning Act 1990) for renewable energy purposes only will be payable to the Vendors or their successors in title should such development occur within 20 years from the date of completion. The uplift will be payable upon implementation or on a future sale with the benefit of a planning consent.

Successive grants of permission within the terms set out above would trigger overage. Reasonable costs incurred in obtaining planning permissions can be deducted from the overage calculations.

Local Authority
Rutland County Council.

Viewings
Strictly by appointment and on arranged viewing days through selling agents, Fisher German LLP.

Please note the property is a working farm and viewers must take precautions with livestock and potential farm machinery on the property.

Directions
Postcode – LE15 7PE

What3words
Lot 1 ///bedroom.basically.devotion
Lot 2 ///reinstate.powerful.prices
Lot 3 ///debt.curly.modules
Lot 4 ///gathering.beefed.carpets
Lot 5 ///bluffs.truffles.replaces

Health and Safety
For you own personal safety we ask you to take great care and be as vigilant as possible when undertaking an inspection of the property.

Note: All areas, floor areas and dimensions stated are approximate and should not be relied upon. Potential purchasers are welcome to instruct an independent survey to verify these.


Acreage: 109.62 Acres