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8.7 acres, Moorhen Farm & Trout Fishery, Warnford, Hampshire
For Sale - £1,400,000

  • Attractive lifestyle property and small holding situated in the South Downs
  • Established trout fishery, shop and café, outbuildings and 4.9 acres of woodland
  • Architect designed, modern 3 bedroom dwelling
  • Lake extending 1.7 acres, with 0.25 miles fishing on the River Meon chalk stream.
  • Site extending to 8.7 acres

Moorhen Farm represents a rare opportunity to acquire a lifestyle property comprising an established trout fishery and small holding, with a modern architect designed three bedroom dwelling. Situated in the South Downs National Park, the immaculately presented property is set in woodland and grounds extending to 8.7 acres (3.5Ha).

The property is located in the village of Warnford, in the heart of the Meon Valley. The surrounding villages of West Meon to the north and Exton to the south offering a range of local services. The property has direct access onto the A32, providing excellent road links to the towns of Bishops Waltham (7 miles) and Petersfield (10 miles), with access to the A3, M27 and M3. Alton, Petersfield and the city of Winchester (10 miles) provide mainline rail links to London. The access is directly off the A32 with security bollards installed in front of the main gates.

Moorhen Farm
The current owners purchased the original small holding in 2007, consisting of the trout fishery, facilities building and surrounding land. The lake was created approx. 40 years ago and is part of the Meon Valley water meadows to the north and south,
with the downstream meadows formerly utilised as watercress beds.

The neighbouring parcel of woodland was acquired in 2019, with the river Meon chalk stream following the northern boundary.

Moorhen Trout Fishery
Moorhen is an established trout fishery, with a mature lake extending to a total of 1.7 acres. The lake has a bridge across to a central island, with a number of bays and strategically placed swims providing views of the open countryside beyond. The lake is spring-fed with clear water from the chalk aquifer, with the benefit of a borehole supply and depths of up to around 7ft. Moorhen is stocked with hard fighting rainbow trout sourced locally.

River Meon
The river rises near East Meon, and flows south-west through the Meon valley towards the Solent. A classic Hampshire chalk stream and designated as a Site of Importance for Nature Conservation (SINC), the Meon flows through traditional water meadows and supports a rich ecology, including a population of wild brown trout. The river follows the northern boundary of Moorhen Farm, offering around 0.25 miles of single and double bank fishing rights.

Situated next to the dwelling, a parcel of woodland extending to approximately 4.91 acres (1.9 Ha) with separate vehicular access. A mixed broad leaf wood including; Willow, Horse Chestnut, Alder, Hazel and Beech trees. A mature hedge along the southern boundary provides a screen from the road.

Warnford Top Pond
In the centre of the woodland is ‘Warnford Top Pond’, extending to 0.79 acres. The pool supports an abundance of wildlife including Kingfishers, Coots, Moorhens and Little Egrets. Fish stock includes brown trout together with various coarse fish species, including carp of different sizes. In the centre of the woodland overlooking Top Pond is an impressive oak framed building (4m x 5m) with timber decking and seating area overlooking the Meon.

Moorhen Farm House
Situated between the woodland and the lake, Wagtail House was built in 2012. The architect designed dwelling is based on a traditional Scottish longhouse, with high ceilings, open plan living area and a galleried balcony on the first floor. The building is timber framed with oak cladding. The house benefits from underfloor heating together with a log burner and air source heat pump. The accommodation briefly comprises:

Ground Floor
Open plan kitchen, living and dining area 10.8 x 5.6m
Master bedroom with en-suite and dressing room 4.7 x 3.3m
W.C. and shower room 1.8 x 1.6m
Utility 2.9 x 2.6m
Boiler room

First Floor
Bedroom 2 (with walk-in wardrobe) 4.5 x 3.2m
Bedroom 3 3.7 x 2.9m
Family Bathroom 3.1 x 1.8m

The dwelling is subject to an agricultural tie.

To the front of the dwelling is a jacuzzi with views over the fishery. To the rear is an enclosed patio area and covered shelter. Timber outbuildings used as machinery store and previously for smoking trout. Separate tool shed.

Rearing Tanks
To the rear of the storage shed is four rearing tanks under cover. The tanks are set up on a flow-through system, using water from the lake.

Facilities building
Situated next to the angler’s car park, the lodge building extends to approximately 12m x 7m, a timber frame construction with larch cladding. The building comprises an entrance/reception area, kitchen, tackle shop and office. The shop offers a range of terminal tackle including a good selection of flies, as well as rods, clothing, other equipment and Meon Valley Honey products.

Meon Valley Honey
The vendors operate Meon Valley Honey from the site producing honey and candles sold through the on site shop together with offering lessons in bee keeping. The bees and hives are included in the sale.

Mobile Home
A two bedroom mobile home extending to 12m x 4m situated to the rear of the facilities building.

The Business
Moorhen is operated as a catch and keep trout fishery based on a combination of day tickets, club days and corporate days booked in advance, with the current owners choosing to open Monday to Friday only. Further income is derived from café and shop sales. Profit and Loss accounts together with historic income figures available to interested parties after viewing. Income details available upon request.


Mains water and borehole water supply. Mains electricity. Private cesspit drainage. CCTV monitoring system.


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