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21 acres, Woodmansey, nr Beverley, East Yorkshire, HU17 0TP
For Sale - £1,650,000

Barmston Farm is a versatile leisure business situated in a rural position yet only 2.5 miles from Beverley town centre.   The property comprises a 4 bedroom house, three 2 bedroom holiday cottages, five park owned static caravans, a 3 acre fishing lake, a range of modern buildings and land in all amounting to around 21 acres.

Description    Barmston Farm is privately situated in an accessible yet secluded parcel of land located between the waterways of Barmston Drain and the River Hull on the south east edge of Woodmansey village near Beverley.

The sale of the property presents a genuinely rare opportunity to purchase a profitable leisure business situated in a rural position yet being very accessible to the Historic Minster town of Beverley and a wide range of nearby amenities and services.

Since purchasing the property approximately sixteen years ago the current owners have painstakingly developed the property into a versatile and profitable holiday park with fishing lake business and there is further scope for expansion and development subject to consents.

The residential accommodation at the property comprises a sizeable 4 bedroom farmhouse together with associated stores and offices situated in private gardens.

The holiday park accommodation comprises five park owned static caravans and three 2 bedroom holiday cottages which are 5 star rated and generate a very good annual turnover.

There is also an attractive 3 acre coarse fishing lake which is well stocked with a wide variety of fish and provides angling for holiday makers or season ticket holders.

The property also includes a number of modern general purpose storage buildings and stables together with grazing paddocks and in all is situated within approximately 18 acres freehold land with the remainder rented from the Environment Agency.

The owners have recently developed facilities for "Happy Hooves Animal Parties" and there is the potential for this business to be grown and developed to utilise the variety of animals at the farm including Llamas, minature Donkeys, Ponies, Giant Rabbits and Pgymy Goats to provide children's parties. Currently not trading due to ill health.

Overall, the property is a well presented and profitable holiday business however with the proximity to Beverley, the potential expansion opportunities and the picturesque location it is clear that there are still significant development opportunities subject to the necessary consents.

Full details of the business can be found at:

Location    One of the main attractions of the property is the situation; it is located in a pleasant rural position yet is situated within 2.5 miles of Beverley town centre.

The property is accessed off a private roadway which leads down to the privately situated farm, located to the east of Woodmansey village.

Woodmansey village benefits from a primary school and public house which serves food.   Within 5 minutes from the property, there are a large range of services including several supermarkets located on the edge of Beverley and Hull.

Beverley, East Yorkshire's county town is only 2.5 miles distant, with classical architecture and a wealth of history including Beverley Minster.   The town offers a comprehensive range of high quality services and amenities including shops and restaurants.   Beverley Racecourse is located on the historic Westwood and hosts a number of races including highly popular evening meets.

The traditional seaside resorts of Bridlington and Hornsea are located within a reasonably short drive and the commercial centres of Hull (5 miles) and York (30 miles) are easily commutable both providing extensive shopping, arts and recreational activities and from York direct mainline trains to Kings Cross, London and Edinburgh, Scotland in under two hours.

There are also excellent links onto the M62 motorway network only 13 miles distant.

HOUSE    The residential accommodation is situated in a substantial 19th century farmhouse, much improved and extended to create a large four bedroom family home which provides over 2500 sq ft of versatile accommodation.

The accommodation comprises a rear entrance with utility room and adjoining cloakroom, this leads into a modern fitted kitchen with living/dining area and bi-fold doors opening out onto the south facing garden to the front.   There is a further dining room, a ground floor shower room and two front facing reception rooms both of which are very good sizes and with woodburning stoves.   These lead through into a rear hall and dual aspect games/music room.

To the first floor is a large Master bedroom with Juliette balcony to the west, Three further bedrooms and stylish family bathroom.

The house is situated in well established south facing grounds with lawned gardens to the front where there is a Spa Flow Swimming pool, south facing terrace; ideal for entertaining.   To the rear is a large paved courtyard with the home office, store rooms and storage units clustered around.

See floorplan at the rear of the brochure which shows the accommodation layout and dimensions.

CARAVAN SITE    The caravan site at Barmston Farm is situated in an attractive setting with five staric vans nicely spaced in mature grounds near an ornamental pond.

The site generates a good annual turnover and currently comprises five fully furnished, site owned static vans which provide holiday accommodation.

The static caravans all provide 3 bedroom accommodation and provide an open plan living/dining room with kitchen, shower room and three bedrooms.

Externally the caravans are situated in a large lawned area with picnic benches.

HOLIDAY COTTAGES    There are three holiday cottages which have been developed from the conversion of former farm buildings/stables.   The cottages are 5 Star rated and provide comfortable and well presented 2 bedroom accommodation.

Dairy Cottage is a disabled friendly cottage providing a boot room which leads through to an open plan kitchen/dining/living room and then to two bedrooms and a large wet room.

Otter and Fox Cottages are adjoining cottages both providing an entrance lobby boot room, open plan kitchen/living/dining area with two bedrooms and a bathroom.

Externally the cottages have private seating and barbecue areas.

FISHING LAKE    The property includes a well regarded fishing lake which was purpose built and amounts to around 3 acres with a total of 40 fishing platforms and with an average depth of between 6ft to 8ft.

The lake has been well stocked with a range of coarse fish including Carp, Bream, Roach, Rudd, Perch and Tench.

The lake is highly regarded for its stock of Carp with fish up to 30lb having been caught and the water is known to hold some of the largest Bream in the area with fish over double figures having previously been caught.   In 2013 a 9lb8oz Eel was caught at the fishery which is one of the largest caught in the UK.

The lake has historically been operated for holiday makers and as a day ticket fishery, however recently the current owner has changed the fishery to be operated for holiday makers and season ticket holders only.

There is the benefit of a high quality Otter Fence surrounding the perimeter together with a three phase electric supply and a high quality CCTV system in place.

LAND AND BUILDINGS    Situated in a ring fence, in all the property amounts to approaching 21 acres including 3 acre fishing lake, 18 acres of which are owned by the vendor and 2.5 acres are rented under a tenancy agreement costing £90 per year.   The land includes around 3 acres of well fenced holding paddocks near the buildings and yard which are used to accommodate the various animals and a further 2 acre paddock to the north.

The fishing lake is situated within circa 10 acres of grassland and the remainder of the land is the yard, buildings, gardens and grounds.

The current vendors rent an additional 2.5 acres of riverside grazing land owned by the Environment Agency which adjoins the property and we understand that this arrangement will be allowed to continue if required.

There is a range of buildings providing machinery, produce storage and stabling facilities as follows:

GENERAL PURPOSE BUILDING 60ft x 30ft. Timber frame with clad sides and roof.   Roller shutter door west.   Mezzanine store area.   Lean-to situated to the south and east providing 6 stables, games room and store.

GENERAL PURPOSE BUILDING 60ft x 45ft. Steel portal frame building with concrete block walling and floor.   Insulated roof and clad sides.   Roller shutter door north and south.

MONO PITCH BUILDING 60ft x 25ft. Timber frame building with concrete block walling and floor.   Insulated roof and clad sides.   Roller shutter door north.

THE BUSINESS    The current business is profitable and has a substantial annual turnover.   Trading accounts will be available to genuinely seriously interested parties who have viewed the property.

BASIC PAYMENT SCHEME ENTITLEMENTS    The land is not registered for entitlements to the Basic Payment Scheme and this will be transferred to the purchaser following completion.

EASEMENTS, RIGHTS OF WAY & WAYLEAVES    The property is sold subject to and with the benefits of all existing rights of way, water, light, drainage and other easements attaching to the property whether mentioned in these particulars or not.

SPORTING, TIMBER & MINERAL RIGHTS    It is assumed that sporting, timber and mineral rights are in hand and included in the sale.

ENERGY PERFORMANCE CERTIFICATE    An EPC has been prepared on the house and is enclosed within the brochure.

SERVICES    Mains three phase electric.   Two private water boreholes.   Private drainage.

Central Heating    The property has the benefit of oil fired central heating.

Solar Panels    The property has the benefit of 10Kw Solar Panels.

Council Tax    Council Tax is payable to the East Riding of Yorkshire Council. From verbal enquiries we are advised that the property is shown in the Council Tax Property Bandings List in Valuation Band E.*

Tenure    We understand the tenure of the property is Freehold.*

Fixtures & Fittings    Certain fixtures and fittings may be purchased with the property but may be subject to separate negotiation as to price.

Disclaimer    *The agent has not had sight of confirmation documents and therefore the buyer is advised to obtain verification from their solicitor or surveyor.

Viewings    Strictly by appointment with the sole agents.


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