Guide price
£1,980,000
Land for saleGate Helmsley, York, North Yorkshire YO41
EPC Rating: F
Just added
Freehold
About this property
Principally Grade 2 arable land
Riverside grassland
River frontage to the River Derwent
Direct access onto the A1079
Vacant possession available
In all about 236.09 acres (95.54 hectares)
Land at Mill House Farm, a ring-fenced principally Grade 2 arable land holding with river frontage to the River Derwent and direct access onto the A1079. In all about 236.09 acres
Comprising a diverse mix of arable land, grassland, and woodland, alongside a range of farmsteads and properties, both vacant and let, offering a compelling and versatile investment opportunity.
The Scoreby Estate
A traditional landed estate positioned to the east of York, the Scoreby Estate provides a rare opportunity to acquire an accessible, commercial-scale, principally agricultural holding, with scope for future enhancement.
Historically, the estate extended to around 2,400 acres and included property around Sand Hutton and Claxton as well as Scoreby. The current owners acquired most of the estate from Sir James Heron Walker, the 5th Baronet in 1936.
The estate comprises a mixture of productive agricultural land and residential assets extending to about 1,676 acres (678 hectares), and is being offered for sale as a whole or in up to six lots. The estate comprises;
• Three principal farmsteads comprising;
- Six residential properties
- Range of traditional brick buildings
- Range of modern farm buildings
• A mixture of Grade 2 and 3 arable land
• Ings grassland suitable for summer livestock grazing
• Ancient replanted woodland
• In hand sporting rights
• River frontage to the River Derwent with let fishing rights
• In all, about 1,676 acres (678 hectares)
• For sale Freehold, subject to various occupancies described within these particulars
Situation
Situated in a pleasant rural setting just east of York, the estate enjoys an excellent balance of countryside living and convenient access to key transport links. The A1079 is within easy reach, providing a direct route to York and Hull, while the A64 offers onward connections to Leeds and the wider motorway network. York railway station is approximately 6 miles away and provides regular high-speed services to London, Edinburgh and major regional centres, making the location ideal for commuting. Leeds Bradford Airport is also accessible within an hour’s drive, offering a range of domestic and international flights.
The historic city of York lies close at hand, renowned for its cultural heritage, extensive shopping, and impressive architecture. Nearby market towns and villages provide a range of everyday conveniences, including local shops, cafes, pubs and essential services.
The area is well served by reputable schooling for all age groups, with a selection of primary and secondary schools within a short distance, along with independent options and higher education facilities in York.
For leisure, the surrounding countryside offers a wealth of outdoor pursuits, including walking and cycling activities, with scenic landscapes and bridleways to explore. York itself provides an array of recreational amenities, from theatres and museums to sports clubs, golf courses and leisure centres.
Available as a whole or in up to 6 Lots
Lot 5 - Land at Mill House Farm, approximately 236.09 acres of predominantly Grade 2 arable land with an extensive road frontage to Hull Road.
Lot 5 - Land at Mill House Farm
Positioned to the south of the estate and on the banks of the River Derwent is land at Mill House Farm, comprising a single block of predominantly Grade 2 mixed arable and grassland extending to about 236.09 acres (95.54 hectares).
The soil is described as being mainly naturally wet very acid sandy and loamy soils, suitable for cereals, roots, potatoes and vegetables. The soil adjacent the river is described as ‘loamy and clayey floodplain soils with naturally high groundwater’ suitable mainly for grassland production.
The majority of the land is in arable cultivation with fields adjacent to the river down to pasture. The land benefits from multiple access points off the A1079 Hull Road as well as Scoreby Lane, allowing for ease of working.
The land forms part of two fixed-term Farm Business Tenancies, both occupied by local farming businesses and due to end 30th September 2026. Further details provided within the data room.
Tenure & Possession
The freehold of the property is for sale and is subject to the following occupations:
Lot 5 - Land at Mill House Farm
The majority of the land is occupied under the Farm Business Tenancy as described in paragraph 2 under Lot 2 above.
About 24.02 acres (9.72 hectares) is occupied under a Farm Business Tenancy that commenced 1st October 2025 for a period of 12 months. The passing rent is £3,000 per annum.
Fishing Rights
The fishing rights on the western banks of the River Derwent are let to a local angling association under a lease. The passing rent is £400 per annum.
A copy of all occupancy agreements are available within the data room.
Value Added Tax (VAT)
The property is opted for VAT and as such VAT will be payable on the purchase price. The Vendors are able to de-opt the whole property if required and prospective Purchasers should discuss their preference with the sole selling agent.
Any guide price quoted or discussed is exclusive of VAT.
Rights of Way, Wayleaves, and Easements
Rights of access will be provided along Scoreby Lane to serve the various lots within the property. The lane is also subject to rights of access in favour of third parties.
A number of public footpaths and bridleways cross the property and are identified on the sale plan.
Definitive Map Modification Order (dmmo) applications have been submitted to the local authority in respect of certain rights of way affecting the property. These applications are currently under consideration.
A series of overhead electricity lines cross the property.
The property is subject to a number of rights of way for access, easements for drainage, and water supplies for the benefit of third parties.
Further details relating to rights of way, wayleaves and easements are available within the data room.
The property is sold subject to all rights of way, wayleaves, and easements whether or not they are defined in this brochure.
Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct, but accuracy is not guaranteed. The Purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the Vendor nor the Vendor’s agents will be responsible for defining the boundaries or the ownership thereof.
Note: All areas, floor areas and dimensions stated are approximate and should not be relied upon. Potential Purchasers are welcome to instruct an independent survey to verify these.
Sporting, Timber and Mineral Rights
The sporting rights (including fishing rights) will be transferred with the freehold title where owned.
The timber rights will be transferred with the freehold title where owned.
The property is being sold with rights reserved for searching and working of minerals with compensation provisions in favour of the Purchaser/s or their successors in title. Further details are available in the data room.
Designations
The property lies within the ‘Vale of York’ National Character Area as well as the Special Area of Conservation and Site of Special Scientific Interest for the River Derwent.
Nitrate Vulnerable Zone (nvz)
The property lies within a Surface Water nvz Area.
Flood Risk
A proportion of the property lies within Flood Zone 2 and/or 3, principally along the lower-lying land adjoining the River Derwent to the east of the property.
Environmental Schemes
Further details are available within the data room.
Ingoing Crop Valuation/Holdover
No ingoing crop valuation will be required.
The modern buildings at South Farm are subject to Holdover until December 2026.
Development Overage
The property will be sold subject to an uplift provision which will specify that 30% of any increase in value due to development (as defined in Section 55 of the Town and Country Planning Act 1990) will be payable to the Vendor should such development occur within 50 years from the date of completion.
The overage will exclude any development for agricultural and/or private equestrian use. Furthermore, development for a limited number of additional units at Lot 2 and Lot 3 will also be excluded. The uplift will be payable on the implementation of a relevant planning permission or the sale with the benefit of a relevant planning permission.
Successive grants of permission within the terms set out above would trigger overage and reasonable costs incurred in obtaining planning permissions can be deducted from the overage calculations.
Further details are available in the data room.
Local Authority
City of York Council.
Fixtures and fittings
All Landlord’s fixtures and fittings are included within the sale.
Services
The services connected to each lot are as follows:
Lots 4,5 & 6
The remaining lots are not connected to any services.
Copies of any certificates for services and appliances, heating installations, plumbing or electrical systems that have been tested by the selling agents and/or Vendors can be found in the data room.
The estimated fastest download speed currently achievable for the property postcode area is around 25 Mbps (data taken from on 17/06/2026). Actual service availability at the property or speeds received may be different.
We understand that the property is likely to have current mobile coverage outside (data taken from on 17/06/2026). Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.
Prospective Purchasers must satisfy themselves as to the availability of services and any future connections.
If the private drainage system requires updating/replacement, it is assumed that prior to offers being made, associated costs have been considered and are the responsibility of the Purchaser. Interested parties are advised to make their own investigations, no further information will be provided by the selling agents.
Data Room
All relevant documents are available in the data room and access will be provided to all seriously interested parties.
Solicitors
Farrer & Co. 66 Lincoln's Inn Fields, London, WC2A 3LH
fao: Antonia Skinner / Rose Gurney
Tel: Ref. Scoreby Estate
Searches
The Vendor has instructed the usual searches at an early stage in order that these can be passed to a Purchaser/s once a sale has been agreed. A condition of the sale is that the Purchaser/s will be required to reimburse the cost of such searches from the Vendor in addition to the purchase price for the farm. Further details are available for the selling agent.
Health and Safety
Interested parties should note the property is a working farm and for your own personal safety we ask you to take great care and be as vigilant as possible when viewing the property.
Status of Seller
The Church Commissioners is a registered charity (charity no: 1140097), subject to charity law and regulated by the Charity Commission.
As a charity, we are bound to comply with the law and our governance arrangements when dealing with our land.
This means that we owe a legal duty to secure the best terms that can be reasonably obtained on disposal. During the sale process, we therefore reserve our right to continue to consider all offers received, in our discretion, up until contracts are legally exchanged.
Viewings
Strictly by appointment through selling agents, Fisher German LLP. Interested parties are not permitted to enter upon the holding without prior arrangement with the selling agents.
Directions
Lot 5 - Land at Mill House Farm
what3words ///leader.exonerate.mindset (field entrance)
Comprising a diverse mix of arable land, grassland, and woodland, alongside a range of farmsteads and properties, both vacant and let, offering a compelling and versatile investment opportunity.
The Scoreby Estate
A traditional landed estate positioned to the east of York, the Scoreby Estate provides a rare opportunity to acquire an accessible, commercial-scale, principally agricultural holding, with scope for future enhancement.
Historically, the estate extended to around 2,400 acres and included property around Sand Hutton and Claxton as well as Scoreby. The current owners acquired most of the estate from Sir James Heron Walker, the 5th Baronet in 1936.
The estate comprises a mixture of productive agricultural land and residential assets extending to about 1,676 acres (678 hectares), and is being offered for sale as a whole or in up to six lots. The estate comprises;
• Three principal farmsteads comprising;
- Six residential properties
- Range of traditional brick buildings
- Range of modern farm buildings
• A mixture of Grade 2 and 3 arable land
• Ings grassland suitable for summer livestock grazing
• Ancient replanted woodland
• In hand sporting rights
• River frontage to the River Derwent with let fishing rights
• In all, about 1,676 acres (678 hectares)
• For sale Freehold, subject to various occupancies described within these particulars
Situation
Situated in a pleasant rural setting just east of York, the estate enjoys an excellent balance of countryside living and convenient access to key transport links. The A1079 is within easy reach, providing a direct route to York and Hull, while the A64 offers onward connections to Leeds and the wider motorway network. York railway station is approximately 6 miles away and provides regular high-speed services to London, Edinburgh and major regional centres, making the location ideal for commuting. Leeds Bradford Airport is also accessible within an hour’s drive, offering a range of domestic and international flights.
The historic city of York lies close at hand, renowned for its cultural heritage, extensive shopping, and impressive architecture. Nearby market towns and villages provide a range of everyday conveniences, including local shops, cafes, pubs and essential services.
The area is well served by reputable schooling for all age groups, with a selection of primary and secondary schools within a short distance, along with independent options and higher education facilities in York.
For leisure, the surrounding countryside offers a wealth of outdoor pursuits, including walking and cycling activities, with scenic landscapes and bridleways to explore. York itself provides an array of recreational amenities, from theatres and museums to sports clubs, golf courses and leisure centres.
Available as a whole or in up to 6 Lots
Lot 5 - Land at Mill House Farm, approximately 236.09 acres of predominantly Grade 2 arable land with an extensive road frontage to Hull Road.
Lot 5 - Land at Mill House Farm
Positioned to the south of the estate and on the banks of the River Derwent is land at Mill House Farm, comprising a single block of predominantly Grade 2 mixed arable and grassland extending to about 236.09 acres (95.54 hectares).
The soil is described as being mainly naturally wet very acid sandy and loamy soils, suitable for cereals, roots, potatoes and vegetables. The soil adjacent the river is described as ‘loamy and clayey floodplain soils with naturally high groundwater’ suitable mainly for grassland production.
The majority of the land is in arable cultivation with fields adjacent to the river down to pasture. The land benefits from multiple access points off the A1079 Hull Road as well as Scoreby Lane, allowing for ease of working.
The land forms part of two fixed-term Farm Business Tenancies, both occupied by local farming businesses and due to end 30th September 2026. Further details provided within the data room.
Tenure & Possession
The freehold of the property is for sale and is subject to the following occupations:
Lot 5 - Land at Mill House Farm
The majority of the land is occupied under the Farm Business Tenancy as described in paragraph 2 under Lot 2 above.
About 24.02 acres (9.72 hectares) is occupied under a Farm Business Tenancy that commenced 1st October 2025 for a period of 12 months. The passing rent is £3,000 per annum.
Fishing Rights
The fishing rights on the western banks of the River Derwent are let to a local angling association under a lease. The passing rent is £400 per annum.
A copy of all occupancy agreements are available within the data room.
Value Added Tax (VAT)
The property is opted for VAT and as such VAT will be payable on the purchase price. The Vendors are able to de-opt the whole property if required and prospective Purchasers should discuss their preference with the sole selling agent.
Any guide price quoted or discussed is exclusive of VAT.
Rights of Way, Wayleaves, and Easements
Rights of access will be provided along Scoreby Lane to serve the various lots within the property. The lane is also subject to rights of access in favour of third parties.
A number of public footpaths and bridleways cross the property and are identified on the sale plan.
Definitive Map Modification Order (dmmo) applications have been submitted to the local authority in respect of certain rights of way affecting the property. These applications are currently under consideration.
A series of overhead electricity lines cross the property.
The property is subject to a number of rights of way for access, easements for drainage, and water supplies for the benefit of third parties.
Further details relating to rights of way, wayleaves and easements are available within the data room.
The property is sold subject to all rights of way, wayleaves, and easements whether or not they are defined in this brochure.
Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct, but accuracy is not guaranteed. The Purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the Vendor nor the Vendor’s agents will be responsible for defining the boundaries or the ownership thereof.
Note: All areas, floor areas and dimensions stated are approximate and should not be relied upon. Potential Purchasers are welcome to instruct an independent survey to verify these.
Sporting, Timber and Mineral Rights
The sporting rights (including fishing rights) will be transferred with the freehold title where owned.
The timber rights will be transferred with the freehold title where owned.
The property is being sold with rights reserved for searching and working of minerals with compensation provisions in favour of the Purchaser/s or their successors in title. Further details are available in the data room.
Designations
The property lies within the ‘Vale of York’ National Character Area as well as the Special Area of Conservation and Site of Special Scientific Interest for the River Derwent.
Nitrate Vulnerable Zone (nvz)
The property lies within a Surface Water nvz Area.
Flood Risk
A proportion of the property lies within Flood Zone 2 and/or 3, principally along the lower-lying land adjoining the River Derwent to the east of the property.
Environmental Schemes
Further details are available within the data room.
Ingoing Crop Valuation/Holdover
No ingoing crop valuation will be required.
The modern buildings at South Farm are subject to Holdover until December 2026.
Development Overage
The property will be sold subject to an uplift provision which will specify that 30% of any increase in value due to development (as defined in Section 55 of the Town and Country Planning Act 1990) will be payable to the Vendor should such development occur within 50 years from the date of completion.
The overage will exclude any development for agricultural and/or private equestrian use. Furthermore, development for a limited number of additional units at Lot 2 and Lot 3 will also be excluded. The uplift will be payable on the implementation of a relevant planning permission or the sale with the benefit of a relevant planning permission.
Successive grants of permission within the terms set out above would trigger overage and reasonable costs incurred in obtaining planning permissions can be deducted from the overage calculations.
Further details are available in the data room.
Local Authority
City of York Council.
Fixtures and fittings
All Landlord’s fixtures and fittings are included within the sale.
Services
The services connected to each lot are as follows:
Lots 4,5 & 6
The remaining lots are not connected to any services.
Copies of any certificates for services and appliances, heating installations, plumbing or electrical systems that have been tested by the selling agents and/or Vendors can be found in the data room.
The estimated fastest download speed currently achievable for the property postcode area is around 25 Mbps (data taken from on 17/06/2026). Actual service availability at the property or speeds received may be different.
We understand that the property is likely to have current mobile coverage outside (data taken from on 17/06/2026). Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.
Prospective Purchasers must satisfy themselves as to the availability of services and any future connections.
If the private drainage system requires updating/replacement, it is assumed that prior to offers being made, associated costs have been considered and are the responsibility of the Purchaser. Interested parties are advised to make their own investigations, no further information will be provided by the selling agents.
Data Room
All relevant documents are available in the data room and access will be provided to all seriously interested parties.
Solicitors
Farrer & Co. 66 Lincoln's Inn Fields, London, WC2A 3LH
fao: Antonia Skinner / Rose Gurney
Tel: Ref. Scoreby Estate
Searches
The Vendor has instructed the usual searches at an early stage in order that these can be passed to a Purchaser/s once a sale has been agreed. A condition of the sale is that the Purchaser/s will be required to reimburse the cost of such searches from the Vendor in addition to the purchase price for the farm. Further details are available for the selling agent.
Health and Safety
Interested parties should note the property is a working farm and for your own personal safety we ask you to take great care and be as vigilant as possible when viewing the property.
Status of Seller
The Church Commissioners is a registered charity (charity no: 1140097), subject to charity law and regulated by the Charity Commission.
As a charity, we are bound to comply with the law and our governance arrangements when dealing with our land.
This means that we owe a legal duty to secure the best terms that can be reasonably obtained on disposal. During the sale process, we therefore reserve our right to continue to consider all offers received, in our discretion, up until contracts are legally exchanged.
Viewings
Strictly by appointment through selling agents, Fisher German LLP. Interested parties are not permitted to enter upon the holding without prior arrangement with the selling agents.
Directions
Lot 5 - Land at Mill House Farm
what3words ///leader.exonerate.mindset (field entrance)
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