Hilary Farm, Hill Wootton CV35

Hilary Farm, Hill Wootton CV35

76.9 acres (31.1 hectares)

Guide price £1,600,000
Leamington Spa 2.4 miles
Telephone Box 0.2 miles
Telephone Box 0.2 miles

An immaculately presented and well equipped small farm with an attractive farmhouse, impressive views and fishing rights on the River Avon.

In all extending to 76.91 acres

For sale as a whole

With 59.85 acres of arable land, 14.26 acres of pasture land, a 1.2acre Christmas tree enterprise, a 4kw Solar PV scheme and landscaped gardens, extending in all to 76.91 acres.

Hilary Farm is conveniently located within a rural yet accessible location on the edge of the attractive village of Hill Wootton. The Farm is situated between the towns of Royal Leamington Spa, Warwick and Kenilworth and benefits from excellent communications links to London Marylebone from Warwick Parkway 75mins or Euston from Coventry in approximately 58 mins. The Midlands motorway network is also easily accessible via the A46 and M40 (Junction 15) only 5.5 miles away.

The towns of Royal Leamington Spa, Kenilworth and Warwick provide all the everyday amenities, including excellent shopping facilities and a large selection of fine schools including Warwick and Rugby.

Hilary Farm currently has diverse enterprises including arable farming, equestrian grazing and a successful christmas tree business together with the opportunities for a fishing enterprise. It also benefits from Higher Level Stewardship Conservation management.

The farmhouse was constructed in the early 1980’s and is well apportioned, energy efficient and surrounded by attractive gardens, Christmas trees and a mature beech hedge providing a private feel to the property. The house is accessed directly off Hill Wooton Road by a double driveway.

The accommodation is set over three floors including a front porch, large open dining hall with an exposed timber staircase, conservatory, formal drawing room, kitchen, boiler room, cloakroom and utility on the ground floor. The first floor has three spacious bedrooms and two bathrooms, including a master bedroom with an ensuite. The fourth bedroom is situated in the converted attic room with a private staircase and access to the family bathroom on the first floor. The full extent of the property is set out in the floorplan below.

The farmhouse is adjoined by a large garden primarily down to lawn but there is also a walled vegetable garden with raised beds which houses the oil tank. The walled garden contains a 4kW ground mounted Solar PV System providing an annual income of approximately £1,800, and also providing the farmhouse with discounted electricity.

The Christmas tree enterprise extends to approximately 2,500 trees of varying maturity and has been run successfully for a number of years.

Adjoining the farmhouse is a modern triple bay garage constructed of reclaimed brick under a tiled roof. The attic space has been converted and is currently used as an office.

Adjacent to the farmhouse, but with separate vehicular access onto the Hill Wootton Road there are a range of agricultural buildings including a steel portal framed general purpose building, a dutch barn converted for equestrian use and a range of buildings forming part of the old dairy enterprise, also used for stabling.

Table providing measurements of individual buildings:

General Purpose Building 255m2
Dutch Barn and Store Room 264m2
Stables 155m2

The buildings benefit from a separate metered electricity supply, mains water and three phase electricity.

There is a hard access track running through the centre of the arable land accessed via a 20ft gate from the Hill Wootton road.

The farmland extends to 76.91 acres (31.12 hectares) predominantly comprising arable land (59.86 acres), with the balance consisting of 14.26 acres of pasture and meadow land and 1.2 acres of Christmas trees and other woodland. The land is classified as a mixture of Grade 2 & 3 and the soil is Wick 1; being a deep well drained course, loamy and sandy soil, locally over gravel suitable for a range of arable crops including potatoes.

The land gently slopes away from the farmhouse down to the River Avon where the farm benefits from approximately 500m of river frontage. The land is free draining, productive land capable of growing cereals and root crops.

The field parcels in the main are bordered by mature well managed hedgerows and trees, including five enclosures currently cropped in winter wheat. The land benefits from an Environmental Stewardship Agreement and a Higher Level Stewardship Agreement effective up to 31st May 2019. Options include 6m margins to all arable fields, enhanced wild bird seed plots, nectar flower mixture plots, skylark plots and a meadow of species rich semi natural grassland adjoining the River Avon. The meadow is currently in the last year of a 10 year Higher Level Stewardship Agreement which has been used for hay production for the past 9 years.

There are about 5 acres of pasture land situated in close proximity to the farmhouse and buildings that is boarded by post and rail and stock proof fencing.


The freehold is offered for sale with vacant possession on completion.

The land is registered for the Basic Payment Scheme and the Entitlements (27.65 Non SDA) will be included within the sale. The 2018 scheme year payment will be retained by the Vendor, with the entitlements to be transferred to the buyer in readiness for the 2019 Scheme Year.

76.18 acres of land is subject to an Entry Level Stewardship agreement along with a number of parcels being subject to specific Higher Level Stewardship management options, both agreements are due to terminate on the 31st May 2019 and the buyer shall be required to take on the remainder of the agreement with Natural England. Further information is available on request.

A 4kW ground mounted Solar PV scheme installed in 2012 with a FIT contract until 23/02/37. The scheme receives fixed generation payments of 50.67p per kW. Further details of both generation and export payments are available upon request.

The property benefits from an un-metered mains water supply, mains electricity in conjunction with the Solar PV scheme, private shared drainage sewage treatment plant with gravel beds, and oil fired central heating. Three phase electricity is supplied to the farm buildings.

It should be noted that the farmhouse is subject to an agricultural occupancy condition (Planning Reference W/81/943) with the following definition: ‘The occupation of the dwelling shall be limited to a person solely or mainly employed, or last employed, in the locality in agriculture as defined in section 290(1) of the town and country planning act 1971, or in forestry (including any dependents of such person residing with him), or a widow or widower of such a person’

Further explanation of this definition can be obtained from the selling agents.

The property is sold subject to and with the benefit of all rights including rights of way, whether public or private, light, support, drainage, water and electrical supplies and any other rights and obligations, easements and proposed wayleaves from masts, pylons, stays, cables, drains and water, gas and other pipes, whether specifically referred to or not. There are no known public footpaths or other public rights of way crossing the farm.

Any guide prices quoted or discussed are exclusive of VAT. In the event that a sale of the property or part of the property becomes a chargeable supply for the purpose of VAT, such tax will be payable (or become payable by the purchaser) in addition to the purchase price.

Additional information in relation to the farm is available upon request from the agents.

Minerals and sporting rights are included in the sale insofar as they are owed.

Ian Grindal
Band Hatton Button Solicitors
24 Warwick Road, Coventry, CV1 2EZ
T: 02476237378
E: isg@bandhattonbutton.com

Warwick District Council
Riverside House
Milverton Hill
Leamington Spa
CV32 5HZ
T: 01926 456760

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Situational Details
Property type
Total land
76.9 acres (31.1 hectares)
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