A rare opportunity to purchase an attractive and compact rural property with both farming and holiday let enterprises comprising agricultural land, period farmhouse, 7 holiday cottages and buildings, all with conservation, equestrian and sporting potential,
situated in an elevated coastal position giving cliff top views over the Swale Estuary
The farm is situated on the north side of the Isle of Sheppey and access is off Plough Road, Eastchurch, via Eastchurch Road (B2008) and Lower Road (B2231) about 1 mile from the centre of the Eastchurch village.
The towns of Sheerness and Sittingbourne are about 5 miles and 12 miles distant respectively. Access to the A249 which leads immediately on to the A2, M2 and M20 is about 4.5 miles away.
Description and Land
The Property extends to about 41.41 Ha (102.32 acres) and approximately comprises 28.84 Ha (71.26 acres) of arable land, 2.22 Ha (5.49 acres) of woodland and 10.35 Ha (25.57 acres) of grassland.
The soil is of the Windsor Association, and this series is usually well structured.
From Environmental Stewardship and Single Payment Scheme, the land produces an income in the region of £16,000 p.a.
The Property benefits from a Grade II listed period farmhouse, together with seven holiday lets, as well as both traditional and modern farm buildings and stables, together with outdoor riding arena.
The Property is shown edged red on the Sale Plan.
The Farmhouse
The four bedroom period detached farmhouse offers gas central heating and excellent accommodation throughout with front and rear entrance halls, kitchen, sitting room, office and W.C. on the ground floor, and four bedrooms and a family bathroom on the
first floor.
The Holiday Cottages
The Property has the benefit of an established holiday let enterprise providing 6 fully furnished and one unfurnished holiday cottages, all well serviced, with 3 units in the South Barn, 3 units in the North Barn and separate to these, The Lodge.
These holiday cottages cater for both small and large parties accommodating between 1 and 6 persons through the various 1 to 3 bed properties.
South Barn comprises Units 1, 2 & 3, all 2 bed cottages which are comfortably furnished with views over the pond and farmland. In each cottage there is a double bedroom situated on a gallery above the lounge & twin bedroom situated through a door
off the gallery.
North Barn comprises Units 4 & 5, which are both 3 bed cottages and Unit 6, a 1 bed cottage. The units have fully furnished lounges giving panoramic views across farmland and out to sea, together with kitchens and bathroom.
These cottages have been furnished to a high standard and provide good quality accommodation. Both barns are gas centrally heated and carpeted.
The Lodge is a 3 bed detached single storey dwelling comprising lounge, fitted kitchen and family bathroom and gas central heating throughout. It boasts views overlooking farmland and the Swale Estuary.
The Holiday Cottages have generated an excellent income, achieving competitive prices throughout the year. Current tariffs are illustrated below.
The holiday cottages are sold with all fixtures, fittings and furniture, excepting The Lodge.
Tariffs per week
Low Season (£)
High Season (£)
South Barn
240 - 340 280 - 420
North Barn
320 - 490 400 - 570
Unit 6 200 250
The Lodge
320 - 490 400 - 570
For information, please visit www.connettsfarm.co.uk
The Buildings
The buildings comprise a new Scorpion general purpose building, stables and general purpose low level barn.
Countryside Stewardship
The land is registered under the Countryside Stewardship Scheme and produces an income in the region of £7,000 p.a. The Agreement expires 30th September 2013, but the land has potential for inclusion within Higher Level Stewardship, subject to application.
Single Farm Payment
The land is registered on the Rural Land Register and under the Rural Payment Agency, Single Farm Payment Scheme and the Vendor will transfer Entitlements at Valuation.
Single Farm Payment Entitlements comprise 39.81 NML Entitlements. 37.15 have a 2011 unit value of €316.65 and 1.71 have a 2011 unit value of €289.94, for use by the Scheme Year 2012. Further details are available from George Webb Finn on request.
The Vendor may submit a claim on 15 May 2012 and shall retain all payments for the Scheme Year. The Purchaser shall indemnify the Vendor in respect of cross compliance until the end of the Scheme Year.
Site of Special Scientific Interest (SSSI)
Part of the land to be sold falls within the Swale Estuary and Marshes Area Site of Special Scientific Interest.
Access
Access to Connetts Farm is off Plough Road shown at point A on the Sale Plan.
Tenure
The Property is freehold with vacant possession with part subject to short term holiday lets.
Tenant Right
There will be no claim for any ingoing tenant right and no counter claim(s) whatsoever will be allowed.
Timber and Mineral Rights
Any timber and mineral rights are included in the sale of the Property.
Town & Country Planning
The land is sold subject to any development plan, tree preservation order, town planning schedule, resolution or notice in force and the purchaser will be deemed to have full knowledge and to satisfy himself with the provisions of any such matter affecting
the Property.
Council Tax
The Farmhouse council tax is Band F, costing £2,090 in 2011.
Business rates for 2011 comprise South Barn - £2208, North Barn - £2208, and The Lodge - £920.
Rights & Easements
The Property is sold subject to and with the benefit of all rights including rights of way, whether public or private, light, support, drainage and electricity supply and other rights and obligations, easements, quasi easements and restrictive covenants
and all existing and proposed wayleaves, masts, pylons, stays, cables, drains, water, gas and other pipes.
Sporting Rights
These are included in the sale of the freehold.
Plans
The plans and boundary notes provided by George Webb Finn are for identification purposes only and the purchaser should satisfy himself on the location of external or internal boundaries prior to exchange of contracts.
Hectares (& Acres)
The areas provided are for guidance only and are given without responsibility. Any intending purchaser should not rely upon them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the area of the land.
Method of Sale
The Vendors will consider offers for separate Lots comprising the farmland (approximately 93.11 acres), and the farmhouse, farm buildings, holiday cottages, together with
approximately 5.5 acres of grazing land, as shown on the plan edged red and blue respectively.
Farmland (approximately 93.11 acres) - £700,000 (Seven Hundred Thousand Pounds)
Farmhouse, farm buildings, holiday cottages, together with approximately
5.5 acres of grazing land - £1,500,000 (One Million Five Hundred Thousand Pounds)
A sale on this basis is subject to the sale of the whole and boundaries between the two Lots are negotiable
Fencing & Boundaries
The purchaser must satisfy himself on the location of the boundaries from the Land Registry plans and the Vendor’s deed plans (where available). Some boundaries may be subject to erosion and diluvion.
Registered Titles: K819546, K315305, and K967347
Approximately 3.10 Ha (7.70 acres) of land is unregistered and is shown hatched and shaded blue on the Sale Plan. This land has been occupied and used by the Vendors, and on completion of sale, the Vendors will provide the Purchaser with a statutory declaration
to this effect. This will allow the Purchaser to make a claim for first registration after the expiry of 12 years’ exclusive use and occupation, which is understood to be in the year of 2013, should the Purchaser wish to do so.
Services
The Property benefits from mains electricity and gas together with private drainage.
Local Authority
The relevant Local Planning Authority is Swale Borough Council, East Street, Sittingbourne, Kent ME10 3HT.
Viewing
Prospective purchasers must make an appointment to view the Property with George Webb Finn. Viewings should be during daylight hours between 8am and 6pm.
Photographs
Taken September 2011
Guide Price
Offers are invited for the whole at £2,200,000