Lower Shockerwick, Bath, BA1 7LL | Property for sale | Savills
81.09 Ha(200.38 Ac)
Guide price £5,350,000($6,300,160)

Lower ShockerwickBath, BA1 7LL

  • Available in lots

Key features

  • Sold in September 2023
  • Range of modern and traditional farm buildings with development potential (STP)
  • Historic threshing barn with lapsed planning permission for residential conversion
  • Ancillary accommodation including two cottages offered subject to tenancy
  • Equestrian facilities including stabling and manege
  • Water meadows and frontage to the River Bybrook, a tributary of the River Avon
  • Pasture and small areas of woodland
  • In all about 200 acres (81 hectares)
  • For sale as a whole and in 6 lots

Quintessential Cotswold Farm close to the historic city of Bath

About this property

  • Lower Shockerwick Farm is accessed from a quiet country lane, known as Lower Shockerwick Lane, taken from Bath Road. The Farmhouse lies at the heart of the property, central to the small yet charming hamlet of Lower Shockerwick, with views out across its own land and the impressive landscape beyond. The Farmhouse, which is grade II listed, is of a traditional bath style, of Cotswold stone construction under a tiled, mansard roof. Adjacent to the property lies a range of modern and traditional farm buildings which may have potential for alternative uses subject to gaining the necessary planning consents. Lower Shockerwick Farm offers ancillary accommodation in the form of two detached cottages, currently let out on a long-term basis and generating useful additional income. To the south of Lower Shockerwick Lane lies a grade II listed 18th century threshing barn and granary with lapsed planning permission for residential conversion. Set away from the farmhouse, with separate access, sits a small livery yard with 9 loose boxes, manège and hay barn. The farmland comprises of pasture, interspersed with small areas of woodland, and includes frontage to the River Bybrook, known to support populations of native brown trout. The property extends to approximately 200 acres (81 hectares).

    Lotting

    Lower Shockerwick Farm is offered for sale as a whole or in 6 lots.

    Lot 1 - Lower Shockerwick Farmhouse, The Stable, Farm Buildings and 24.04 acres (9.73 hectares) of land to the north of Lower Shockerwick Lane - Guide Price £2,000,000

    Lot 2 - The Cottage set in 0.24 acres (0.09 hectares) - Guide Price £800,000

    Lot 3 - Historic Threshing Barn, Granary and 70.91 acres (28.70 hectares) of land to the south of Lower Shockerwick Lane - Guide Price £1,400,000

    Lot 4 - Equestrian Facilities and 23.63 acres (9.56 hectares) of land to the south of Lower Shockerwick Farm - Guide Price £400,000

    Lot 5 - 43.64 acres (17.66 hectares) of pasture on the banks of the River Bybrook - Guide Price £400,000

    Lot 6 - 37.92 acres (15.35 hectares) of pasture on the banks of the River Bybrook - Guide Price £350,000

    For further information, please contact Matilda Stent on 07866 203 463.

    View payable Stamp Duty for this property

Local information

  • Lower Shockerwick Farm lies in the pretty rural hamlet of Lower Shockerwick, in an enviable position to the northeast of the historic city of Bath and on the southern tip of the Cotswold Area of Outstanding Natural Beauty. Local amenities are available in both Bathford and Batheaston, both of which have active village communities. Bathford offers a church, pub and village shop, whilst a primary and pre-school, churches, post office, pubs, general stores and medical facilities are available in Batheaston. Additional nearby villages include Colerne, Box and Corsham with a full range of amenities available in Bath and Chippenham, both of which have rail links to London (Paddington). The city of Bath is a World Heritage Site famed for its Georgian architecture and Roman heritage and offers excellent schools in both the state and private sectors, along with two universities.

Additional information

  • Method of Sale and Tenure: The freehold of Lower Shockerwick Farm is offered for sale by private treaty with vacant possession subject to the following existing tenancies: The Cottage - Assured Shorthold Tenancy, The Stable - Assured Shorthold Tenancy, Farmland - Contract Farming Agreement (terminating 31.12.22)
  • Land Use: The property extends to approximately 200 acres (81 hectares) in total and is currently split between the following uses: Permanent pasture - 185.05 acres (74.88 acres), Woodland - 2.85 acres (1.15 hectares), Water - 2.85 acres (1.15 hectares), House, buildings, and miscellaneous area - 4.10 acres (1.66 hectares)
  • Services: Lower Shockerwick Farmhouse: Private water, Oil-fired heating, Private drainage; The Stable: Mains water, LPG gas, Private drainage; The Cottage: Mains water, Oil-fired heating, Private drainage.
  • Energy Performance Certificates: Lower Shockerwick Farmhouse - F The Stable - G The Cottage - F
  • Local Authority: Bath and North East Somerset Council beta.bathnes.gov.uk/ 01225 47 70 00
  • Council Tax: Lower Shockerwick Farmhouse - Band G, The Stable - Band E, The Cottage - Band F
  • Town and Country Planning: Interested parties are advised to make their own enquiries in respect of any planning issues and development opportunities for any element of Lower Shockerwick Farm to Bath and North East Somerset Council.
  • Mineral and Sporting Rights: The mineral, sporting and timber rights, in so far as they are owned are included in the sale.
  • Basic Payment Scheme: The land is registered for payments under the basic payment scheme. It is intended that entitlements are included in the sale and the Vendor will assist with their transfer to the purchaser after completion. Interested parties must seek their own advice in regard to future payments. For the avoidance of doubt the Vendor will retain the 2022 payment in full.
  • Countryside Stewardship: The Farm is entered into a Mid Tier Countryside Stewardship Agreement which runs until the 31st of December 2026. Further details are available from the agent.
  • Easements, Wayleaves and Rights of Way: The property is sold subject to and with benefit of all existing rights of way whether public or private, including rights of way, supply, drainage, water, electricity supplies and other rights, covenants, restrictions and obligations and all wayleaves whether referred to or not. Public rights of way that cross the sale area are shown on the sale plan.
  • Fixtures and Fittings: Those items mentioned in these sales particulars, including fitted carpets and curtains, are included in the freehold sale. All other fixtures, fittings and other furnishings are expressly excluded.
  • Health and Safety: Given the potential hazards of a working farm we would ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings and water courses.
  • VAT: Should any sale or any other part of the Estate or any right attached to it become a chargeable supply for the purposes of VAT, such tax will be payable by the purchase(s) in addition to the contract price.
  • Viewing: Viewings are strictly by appointment through Savills.
  • Directions: Postcode: BA1 7LL - What3Words: ///w3w.co/chiefs.decide.browser - What3words gives every 3m x 3m square in the world a unique three-word address. This one describes the precise entrance Lower Shockerwick Farm.
  • Tenure: Freehold
  • Council Tax Band: G