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170.72 acres, Shray Hill Farm, Waters Upton, Shropshire
For Sale - Guide Price £2,265,000

Shray Hill Farm comprises a productive arable farm extending in total to 170.72 acres (68.87 hectares) with the benefit of a substantial farmhouse, large garden, range of outbuildings, paddocks and arable land. The farm is located in a rural position and has excellent access off the Newport to Shrewsbury Road (B5062), approximately 1.5 miles east of the village of Crudgington. The farmhouse, farmstead and 93.77 acres of land are situated to the south of the B5062, whilst a further 75.32 acres of land are located to the north of the B5062.  

Shray Hill Farm is situated in an excellent location to the east of Shropshire in a prominent agricultural area and in close proximity to the popular villages Waters Upton and Tibberton which both have a small range of local amenities, including a public house, village shop and butchers.

The A442 connecting Waters Upton to Telford is only 2 miles from the farm and in turn its situation is just under 7 miles from the M54, heading to the West Midlands and the wider road network.

Newport is the closest town, located 6 miles to the east of the farm, with a range of independent and high street shops, with St Mary's Street having cobblestones and the majority of shops being small boutiques. St Mary's Street is also the site of various markets and fairs which tie in with Newport's indoor market. Newport has two doctors surgeries as well as cafes, restaurants and other amenities. Newport Show is hosted yearly at Chetwynd Deer Park and is the major annual event in the town. The show has become one of the main agricultural shows in the county and West Midlands region, with 13,000 visitors each year.

There are a number of primary schools in the locality including both Crudgington Primary and Tibberton C of E Primary School, as well as Castle House School, an independent preparatory school. Beyond this there are an excellent range of schools within easy reach in both the state and private sectors including Wrekin College, Shrewsbury High School, Newport Girls High School Haberdashers' Adams and Prestfelde. Harper Adams University is also in close proximity to the property.


Shray Hill Farmhouse is a late Victorian country residence with large mature gardens occupying unrivalled views of the Wrekin and Shropshire countryside. The house is approached from the sweeping driveway to the west with additional access adjacent to the buildings. Internally the property flows effortlessly with extremely spacious accommodation.

The impressive entrance hall with seating area provides access to the dining room, the grand drawing room with two open fireplaces and formal study with oak panelled walls. Off the dining room is the farmhouse kitchen with an oil-fired Aga range cooker, utility room, pantry and the snug for more informal enjoyment.

Leading up the main staircase there are five large bedrooms including the master bedroom spanning the length of the drawing room leading through to its own very spacious dressing room. Throughout the house every room is treated to an abundance of natural light and fabulous views of the surrounding gardens and land.

Outside, the gravelled driveway envelopes the well maintained gardens with a decorative pond and mature flower beds. The driveway also provides access to a detached single garage and potting shed.

The farmhouse, buildings and yard are situated centrally to 167.95 acres (67.97 hectares) of agricultural land, 166.50 acres (67.38 hectares) of which is highly productive arable land. The land is divided by the B5062 highway creating two ring fenced blocks of land, both of which benefit from good road frontage. The land is of good quality, a combination of Grade 2 and Grade 3. The predominant soil type is Salop Association, suitable for mixed cropping including combinable and cereal crops.  

The farm offers a range of outbuildings, predominantly of traditional brick and tile construction with many original features retained in the buildings. In addition, there are four more recent storage, livestock and grain storage buildings. The buildings lend themselves to re-development for additional accommodation, stabling or alternative uses subject to obtaining any necessary planning consents.

Adjacent to the buildings are the former stackyard, smaller paddocks and former tennis court, which are suitable for amenity and grazing purposes.

Shray Hill Farm is offered for sale by private treaty as a whole or in 4 lots. The Vendor will consider offers for individual areas of the property as required by any prospective purchaser(s).  

The freehold property is offered for sale with vacant possession upon completion. The land and farm buildings are subject to a Farm Business Tenancy up to 30th September 2020 and it is intended completion will take place following termination of the tenancy.  

The property has the benefit of mains water and electricity connections. The farmhouse has oil fired central heating and drainage is via a septic tank.  

There is a restrictive covenant in favour of Shray Hill Cottage where by the land hatched red is not to be built upon. The farm has the benefit of a right of access along the track hatched brown to access the eastern boundary of the agricultural land.

The property is being sold subject to and with the benefit of all rights including, rights of way whether public or private, light, support, drainage, water and electricity supplied and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not.

The eligible land has been registered under the Basic Payment Scheme. The entitlements are not included in the sale but may be available by separate negotiation if required. The purchaser will be required to comply with any greening and cross compliance measures on the land until December 2020. Further details are available from the Vendors agents.  

It is intended completion will take place post harvest therefore it is not envisaged there will be any in goings, however in the event of completion not taking place as planned in goings will be charged in addition to the purchase price. The Purchaser will be required to take and to pay for on completion, all growing crops and acts of husbandry carried out up to the time of completion, at the valuation of the Vendors agents Berrys, whose decision will be final and binding. The valuation will be calculated on the basis of cultivations carried out, the cost of seed, fertilisers and lime and sprays applied, in accordance with the Central Association of Agricultural Valuers (CAAV) Costings.  

The property is sold subject to any development plans, tree preservation orders, Town and Country Planning Schedule, restriction or notice which may come to be in force, subject to any road widening or road improvement scheme, land charges and statutory bylaws, without any obligation on the Vendor to specify them.  

All sporting, timber and mineral rights are included in the freehold sale in so far as they are owned.  

The farmhouse has an EPC rating of G.
The local authority is Telford and Wrekin Council and has a council tax banding of G.

Part of the land, south of the B0562, is subject to drainage rates as charged by the Strine Internal Drainage Board.

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

Given the potential hazards of a working farm, we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around farm buildings and machinery.  

Telford and Wrekin Council 01952 380000
Severn Trent Water Limited 0800 783 4444
Western Power Distribution 0800 096 3080

Strictly by appointment with the Vendor's agent Berrys. All government guidelines must be adhered to when viewing the property in relation to the COVID-19 pandemic. 

From Telford, take the M54 toward Shrewsbury and follow for one mile. At junction 6 take the exit onto the A5223. Continue on the A5223 for approximately 3.1 miles. At the Shawbirch Roundabout take the second exit onto the A442 and follow for 3.2 miles. At the crossroads bear right onto the B5062 and continue for 1.8 miles. The farmhouse is situated on the right hand side as denoted by a Berrys 'For Sale' board.  


Property Ref.36023_100690004348. 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