Warsill, Harrogate HG3

Warsill, Harrogate HG3

180.3 acres (73 hectares)

Asking price £1,900,000
Brimham Rocks 1 miles
Half Moon Inn 1.6 miles
Nidd Terrace 2.1 miles

Self-contained dairy building and improved block of permanent grassland extending in all to approximately 183.40 acres (74.22 hectares)


A rare opportunity to acquire a commercial farm comprising a productive block of improved grassland with a substantial steel portal framed livestock building currently providing a self-contained dairy unit situated in a highly sought after area and extending in all to approximately 183.40 acres (74.22 hectares).

The farm is situated to the north of Brimham Rocks with the popular market town of Ripon situated approximately 7 miles to the north-east and the spa town of Harrogate situated approximately 9 miles to the south-east.

The property is offered for sale by private treaty as a whole or in up to 3 lots.

A plot of land adjoining the southern boundary of Lot 1 has recently been granted planning consent for a new dwelling (subject to an agricultural occupancy condition). The land is in separate ownership and may be available by separate negotiation. Contact should be made with the sole selling agent (John Haigh at Lister Haigh – 01423 860322).


A ring fenced block of improved grassland together with a versatile modern agricultural building currently providing a self-contained dairy unit but equally suited for other livestock rearing enterprises.

Erected in 2012 the building extends to approximately 50,000 ft² (76m x 60m) and comprises two adjoining clear span steel portal framed buildings under a fibre cement roof. Providing 232 cubicles with feed space for 150, a 24:24 GEA herringbone milking parlour with backflush, auto ID, feeders, ACRs and milk flow meters. There is room for a further 6 units in the parlour providing scope to increase to a 30:30. Adjoining the parlour is an auto shedding gate with adjoining AI pens with locking yolkes and loading pens. The dairy is situated within a lean-to at the northern gable end which houses a 10,000 litre GEA bulk tank, wash room and WC. A mezzanine floor provides a farm office, kitchenette and store room housing 3 compressors.

The unit also provides loose housing for the dry cows, calf housing together with straw and feed storage.

Situated to the south-west of the building there is a 1million gallon clay lined slurry lagoon.

The land is situated within a compact ring fence to the west of the farmstead and extends in all to approximately 141.79 acres (57.38 hectares). The land comprises meadow land extending to approximately 47.22 acres, pasture land extending to approximately 89.79 acres and woodland extending to approximately 4.77 acres. The fields are good-sized regular shaped parcels sub-divided by a mixture of dry stone walls and timber post and wire fencing all forming stock proof boundaries.

Access to Lot 1 is taken directly from the public highway.


A single parcel of productive grassland land extending to approximately 31.01 acres (12.55 hectares) and currently used as meadow land benefitting from good road frontage.


A useful parcel of grassland extending to approximately 7.53 acres (3.05 hectares) situated to the north of Warsill Lane.


The land is classified as Grade 4 under the MAFF Provisional Agricultural Land Classification and understood to be under drained with improvements being carried out on a routine basis.

The underlying soil type comprises a mix of loamy and clay soils with lighter free draining soils to the south and peat soils to the far north.

The property is bounded by a mixture of dry stone walls and post and wire fencing. The land rises from approximately 210 metres above sea level on the southern-eastern boundary to approximately 270 metres above sea level on the northern most boundary.


The property is offered for sale by Private Treaty as a whole or in Lots as set out in these particulars.
The Vendors reserve the right to conclude the sale by any other means at their discretion. Interested parties are required to register their interest with the joint selling agents in order to be kept informed as to how the sale will be concluded.

The Property is offered for sale freehold with vacant possession available upon completion.

The eligible farmland has been registered for the Basic Payment Scheme (BPS). The appropriate Basic Payment Scheme Entitlements are included within the sale. The Vendors will use their reasonable endeavours to transfer the appropriate BPS entitlements to the Purchaser(s) upon completion in accordance with the scheme rules. The Vendors have submitted a Basic Payment Scheme claim for the 2019 scheme year and the vendor will retain the 2019 payment.

The joint selling agents will administer the Transfer and charge the Purchaser(s) a fee of £300 plus VAT for each transfer.

The land is sold subject to and with the benefits of all rights of way, water drainage, water courses and other easements quasi or reputed easements and rights of adjoining owners (if any) affecting the same and all existing and proposed wayleaves and other matters registered by any competent authority subject to statute.

The Vendors will only sell such interest in the boundary fences, walls, ditches, hedges and other boundaries separating the property from third party properties in so far as they are owned.

Electricity is provided by a diesel powered generator which is included in the sale. A temporary connection to the existing borehole water supply will be provided for 3 months following completion after which point the Purchaser will be obliged to provide a private water supply. The Vendor’s have obtained a feasibility report and quotation for the installation of a private borehole, copies of which are available from the joint selling agents. Foul drainage is to a private septic tank.

Any guide prices quoted are exclusive of VAT. In the event that the sale of the property or any part of it or any right attached to it becomes chargeable supply for the purposes of VAT, such tax will be payable in addition to the purchase price.

The sporting and mineral rights are understood to be included with the freehold.

Given the potential hazards of a working farm we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings and machinery.


From Harrogate proceed north on the A61 towards Ripley, at the second roundabout take the B6165 towards Pateley Bridge. Continue for approximately ½ mile take the right hand turning onto Fountains Road. Continue for 3 miles and turn left signed Warsil. Proceed for 2 miles, passing the caravan park and the farm is on the left-hand side.

Harrogate Borough Council
Civic Centre, St Lukes Avenue, Harrogate, HG1 2AE
Tel: 01423 500600
Web: www.harrogate.gov.uk

Viewings are strictly by appointment through the joint selling agents.

The next steps...

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Situational Details
Property type
Total land
180.3 acres (73 hectares)
Land Grade
Rural Tenancy
Freehold with VP (Vacant Possession)
Farming system
Dairy Livestock
Carter Jonas reference
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