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233 acres, Charwelton Hill Farm, Charwelton, Daventry NN11 3YR, Northamptonshire
For Sale - Guide Price £3,000,000

  • Residential pasture farm
  • House suitable for modernisation
  • Range of barns for possible conversion
  • 233 acres (94 hectares)
  • Rural location

Charwelton Hill Farm is a residential pasture farm comprising a farm house and a range of traditional farm buildings together with more modern steel framed buildings and land extending to about 233 acres in a ring fence. The farm house would benefit from modernisation and the farm buildings both at the steading and within the farm land have potential for alternative uses subject to obtaining the necessary planning consents.

Permission could also be sought from Natural England to allow the conversion of some of the pasture land into an arable rotation.

The property is being offered for sale as a whole although the vendor will consider other lotting proposals put forward by a prospective purchaser.

The Farm House is constructed of a mix of stone and red brick with a pitched slate roof, the gross internal area has been measured as approximately 2,493 sq ft (231 sq m). The accommodation is provided over two floors, the measurements of the farm house (shown shaded pink) are shown on the floor plan.

The Gardens of the house are predominantly east facing with views over the farm and surrounding countryside, there are paved areas with planted borders. There is also a small banked wooded area and walkway to the rear of the house. Adjacent to the house and stone built Porch (7.80m x 5.25m) is a double storey brick Thrashing Barn (11.14m x 5.07m) and an open fronted block and timber framed Garage (8.94m x 7.83m).

The Farm House and Buildings are accessed off a single private drive from the highway. The Buildings lie within the centre of the farm and consist of a range of brick and stone buildings fronting a part concrete courtyard leading to a hardcore area fronting a pair of Dutch Barns which are shown shaded blue and grey on the block and floor plans. The buildings (including Thrashing Barn and Porch) extend to a total of 1,056 sq m (11,363 sq ft) floor area and provide the potential for conversion with the possibility of alternative uses subject to obtaining the necessary consents (please note the sheep handling system will be removed prior to completion).

Building 1 (13.25m x 3.26m) (43 sq m/464 sq ft)
Brick cow shed under a timber framed tin roof
Building 2 (12.21m x 4.37m) (53 sq m/574 sq ft)
Open fronted store of timber frame and breeze block construction under a tin roof
Building 3 (18.02m x 5.06m) (91 sq m/981 sq ft)
Stables of part stone and part brick construction
Building 4 (18.2m x 9.44m & 8.91m x 8.96m) (251 sq m/2,701 sq ft)
Open fronted Dutch barn of steel frame construction with lean-to to the rear with pitched roof, additional block and tin roof building to the side
Building 5 (13.68m x 6.05m) (83 sq m/890 sq ft)
Dutch barn of steel frame construction being part open and part tin sides and gable end
Building 6 (27.36m x 13.44m) (368 sq m/3,957 sq ft)
Steel portal framed open fronted building with concrete floor, part tin and part fibre cement clad roof

There are two further ranges of farm buildings within the holding which have planning potential subject to obtaining the necessary local authority consents and having access to connect services.

OS 0503 A range of three brick and tile buildings extending to about 225 sq m (2,421 sq ft)

OS 3794 A dilapidated brick and tile building extending to about 75 sq m (808 sq ft)

The majority of the land at the farm is classified as Grade 3 and extends in all to about 233 acres of pasture and woodland which has been grazed predominantly by sheep and cattle over the years and is contained within well defined enclosures with part stock proof fencing and part mature hedge boundaries. The land rises sharply from the south to the north with some level areas, some of the land could be converted into an arable rotation (with approval from Natural England), there is also some ridge and furrow pasture land. There are some natural features within the land as well as interconnecting field gates and highway access together with several natural drinking water points as well as access to the spring and mains water fed troughs.

The soil type is part of the Denchworth series, described as a clay soil with fine loam suitable for winter cereals and grassland and permanent grassland in moist districts.

Tenure & Possession
The property is offered for sale freehold with vacant possession of the land being given upon completion which will be no sooner than 31st August 2019.

EPC Rating
The current EPC rating for the house is E40 with the potential to increase to C73.

Council Tax
Charwelton Hill Farm is within Council Tax Band F with the amount payable for 2018/2019 being £2,361.65.

Basic Payment Scheme
The land is registered to receive entitlements under the Basic Payment Scheme. The vendor will apply for and will retain the 2019 payment but will transfer the appropriate number of entitlements on completion (or when the RPA system allows).

There will be an indemnity clause within the sale contract to protect the seller from any breaches of cross compliance between completion and 31st December 2019.

The property benefits from a private supply of water via a well, the farm house and yard benefit from mains electricity (three phase wiring is present but not connected) and a private drainage system. There is a mains water supply to 9 of the fields.

Rights Of Way Etc
A bridleway crosses the property shown as a brown dotted line on the plan. A footpath runs along the western boundary of field 9601. There is an overhead electricity cable for which a wayleave exists.

There are two underground reservoirs (not fenced) on the south eastern boundary and Anglian Water has a right to inspect these and an easement exists for access to their pipe.

The property is sold subject to and with the benefit of all rights of way, easements and wayleaves that may exist over the same whether disclosed or not.

Sporting, Timber & Mineral Rights
All rights are believed to be held with the freehold owner and will be included within a sale.

The vendor reserves a right via a clawback to retain 30% of any uplift in value received from any development or mineral extraction on the agricultural land only, for a period of 30 years from the point of sale. This clawback will not include the farm buildings or farm house in OS2257 but will include the buildings in OS0503 and OS3794.

Boundaries & Fencing
The vendor is not aware of the ownership of the boundaries but has always maintained their side of the boundary and roadside hedges.

The vendor reserves the right to offer the property for sale in any order other than that described in these particulars, to sub-divide, amalgamate or withdraw the property from sale without prior notice.

Method of Sale
The property will be offered for sale by private treaty as a whole and interested parties should submit their offers to the agent’s Rugby office.

Strictly by prior appointment through the agent’s Rugby office on 01788 564680 or email

Please be aware that livestock graze the land, therefore please keep gates locked and take appropriate bio-security measures.

Vendor Solicitor
Lodders, Number Ten, Elm Court, Arden Street, Stratford Upon Avon, Warwickshire CV37 6PA, reference James Spreckley,, telephone 01789 293529.

Local Authorities
Anglian Water Tel. 0345 6066087
Western Power Distribution Tel. 0800 0963080


Property Ref.H9NYCg8Q. The information about this property is an advertisement displayed on our website by the agent referred to above. This advertisement does not comprise property particulars. AMC does not warrant its accuracy or completeness or the accuracy or completeness of any linked or associated information. Please see website terms of use