Key features

Sold in September 2023
South facing 6 bedroom principal farmhouse.
Approximately 2000 tonnes of grain storage with additional general purpose farm buildings.
113.562 m3 reservoir and two boreholes with abstraction licenses for 206,900 m3 of spray irrigation.
2 further residential properties.
Traditional farm buildings and stable yard with development potential.
Significant amenity and sporting appeal.

An outstanding ring-fenced arable farm benefitting from an extensive irrigation system.

About this property

Situated in the heart of West Norfolk, St John's Farm is a very special place indeed. A first class ring-fenced commercial arable farm that benefits from an extensive and complete irrigation system that allows root crops and vegetables to be grown across the land, as well as offering significant environmental benefits.

The farm was named after St John's church, which dates back to medieval times. The tower survives on the farm today and are the remains of one of three parish churches in Beachamwell from the 14th Century.

The principal property, St John's farmhouse, was constructed in the mid 1800's. The house is well-positioned within the heart of the farm and benefits from far reaching southerly views over the land and the historic remains of St John's church. Adjacent to the house are a range of outbuildings.

There are two additional residential properties located on the farm. Oak Tree Cottage is a 3 bedroom property of brick construction which is currently used as a holiday let. Lying adjacent to Oak Tree Cottage is 75 The Warren, a 3 bedroom
property of brick and flint construction. Both properties are well positioned and offer an extremely private setting with their own gardens.

The productive arable land, extending to 1,321.62 acres (534.85 hectares), is easily accessed by good quality internal farm tracks and public roads. There is an extensive ring main irrigation system servicing the farm along with a reservoir that can hold up to 113,562 m3. The irrigation system allows for root crops and vegetables to be grown across the land. The farm is serviced by a range of modern and traditional farm buildings and includes 2,000 tonnes of grain storage in the main store with an additional 500 tonnes of overflow storage. There is a purpose built workshop alongside a brick and flint building that is used as a seasonal farm shop. There are a number of traditional stables and farm buildings within a courtyard area that are well positioned and have potential for future development (subject to planning).

The nature of the landscape, with the extensive hedgerows and tree belts along with the widespread areas of woodland, has supported a family shoot. As well as supporting the shoot, the woodland areas significantly enhance the farm's biodiversity and amenity appeal.

View payable Stamp Duty for this property

Local information

The farm is located approximately 6 miles west of the market town of Swaffham which includes a number of shops, services, public houses and a hotel. Downham Market is approximately 10 miles to the west and includes a main line rail link to London with a journey time from 1 hour and 32 minutes.
The A1122 runs to the north of the farm, providing access to the A47 which connects Swaffham to the east and Kings Lynn to the north west. The cathedral city of Norwich is approximately 34 miles away.

Additional information

St John's Farm is a first class commercial arable farm with fields of good size and shape, suitable for modern farming machinery in conjunction with excellent access from public highways and internal tracks running across the land. The land is currently farmed by a renowned neighbouring farming business by way of a contract farming agreement. The root crops are grown on annual cropping licences.
The arable area across the farm extends to about 1,321.62 acres (534.85 hectares). The land is classified as Grade 3 and is predominately of the Newmarket 1 Series, described as shallow well drained calcareous coarse loamy soils over chalk. There are some areas to the south of the farm which are of the Isleham 2 Series. These soils are described as deep permeable sandy and peaty soils. Both soils are suitable for growing cereals, sugar beet, potatoes and field vegetables. In addition, outdoor pigs are incorporated in the rotation on a licence agreement.
The land is in excellent heart and has benefitted from the outdoor pigs. The whole farm has been extremely well maintained with specific attention to irrigation over the years. There is an abstraction licence for 206,900 m3 per year from two bore holes located on the farm, of which 188,681 m3 are for spray irrigation and the remaining 18,219 m3 for other agricultural purposes. In addition, there is a winter abstraction licence of 90,909 m3 from Beachamwell Brook to fill the reservoir. The reservoir has the capacity to hold approximately 113,562 m3.
EPC Rating: F

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