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Dashes Farm, Wortham, Suffolk

Guide Price £1,950,000

Property Details

LOCATION AND AMENITIES The property is located just 3 miles from the thriving market town of Diss, with its historic mere and mainline railway connection to London Liverpool Street (90 mins). Norwich, Bury St. Edmunds and Ipswich are all approximately 20 miles distant, providing outstanding recreation, shopping and schooling opportunities.

More locally, the property lies in the catchment area for Hartismere School at Eye, 5 miles, which has consecutively been rated as 'outstanding' by Ofsted (November 2014).

The area is well served for sport, with golf at Diss and Thetford; flat racing at Newmarket, point-to-point at Ampton and National Hunt at Fakenham.


THE WHOLE - OVER 190 ACRES (77HA) OF LAND The property consists of a four bedroom detached agricultural tied residence completed in 1994, providing over 2,150 sq ft of living accommodation over two floors, with exceptional views over the north Suffolk countryside. The property sits well within its own grounds of over 1 acre and is conveniently located on the opposite side of the road to the main farm buildings, in a south-easterly direction and thus away from the prevailing winds.

In total, there is just under 130 acres of arable land, which is farmed in five enclosures. The land is predominantly Grade 2 and supports a rotation of winter wheat, winter barley and oilseed rape; with spring barley, spring beans and maize being grown on occasions. It is capable of producing over 4 tonnes/acre crops of winter wheat and has benefited from regular rotational applications of farmyard manure.

Further to the north lie the grass meadows, which straddle the River Waveney and thus lie partially in Norfolk and partially in Suffolk. The grass meadows, extending to approximately 55 acres, are cut for hay and provide grazing through the summer months for the suckler herd.

In addition, there is an excellent range of purpose built modern farm buildings including; a 500 tonne grain store with a lean-to; two modern cattle sheds; and a dutch barn. Under construction, is a purpose built shed to house borehole, pump and farm electrics.

The BPS, ELS and HLS income for the complete holding generated £26,638.02 in 2016.

LOT 1 - 115.55 ACRES (46.76HA) A productive block of four enclosures of arable land extending to 115.55 acres. The vast majority is classified Grade 2, with two small pockets of Grade 3 on the Provisional Agricultural Land Classification for England and Wales. The land can be accessed off Low Road. The fields are mainly bounded by ditches or roads, interspersed with the occasional tree, hedge or copse. The last three years cropping can be found on the final page of the brochure.

The soil type is commonly Burlingham 3, with some Newport 4 and Beccles 1. Burlingham 3 are deep fine loamy soils with slowly permeable subsoils and slight seasonal waterlogging. Some similar fine or coarse loamy over clayey soils. Some deep well drained coarse loamy over clayey, fine loamy and sandy soils. Newport 4 are deep well drained sandy soils. Some very acid soils with bleached subsurface horizon especially under heath or in woodland. Risk of wind erosion. Beccles 1 are slowly permeable seasonally waterlogged fine loamy over clayey soils, associated with similar clayey soils.

Full details of the stewardship options are available in the information pack held by the selling agent.

LOT 2 - DASHES FARM HOUSE SET IN 6.79 ACRES (2.77HA) A fine example of a modern version of a traditional style Suffolk farm house with over 2,150 sq ft of living accommodation. The property has generous proportions, with a large kitchen/breakfast room and triple aspect sitting room. In addition, there is a snug, utility room and study all with southerly aspects on the ground floor. A generous entrance hall leads up to the first floor with a large landing area providing access to all four bedrooms and the family bathroom. The master bedroom has ensuite facilities. Leading back downstairs, there is also a pantry off the kitchen/breakfast room, rear lobby and downstairs WC. An attractive entrance porch leads into the hall, which connects to an inner lobby area taking you through French doors into the garden. The garden benefits from a roofed veranda covering a large flag-stoned area. The flag-stones extend the full length of the property enclosed by a low brick wall, which then leads into the lawned garden. The garden is laid to lawn and there are two areas of woodland planting on either side of the property.

To the south of the garden is an area established with grass. To the west is presently cropped with arable crops, but this could conveniently be grassed and fenced off for livestock if required.

If the purchaser for Lot 2 is different to Lot 1, then they will be required to erect a boundary fence demarcating its southern, eastern and western boundary within six months of completion of the sale.

The property has private drainage and mains electricity; and there is a private water supply, which comes via a borehole located on Lot 3. If the purchasers of Lots 2 and 3 are different, then the purchaser of Lot 3 will be required to continue to provide water to Dashes Farm House, subject to a fair charge being paid for the same to reflect similar charges being applied by local water authorities and it will reflect also the amount of water consumed.

The property benefits from central heating, with an oil fired boiler.

Council Tax Band D - (2017/2018 - £1,562.52).

LOT 3 - 70.44 ACRES (28.5HA) Lot 3 is a mixture of arable and grassland, together with some deciduous woodland and also includes the farm buildings. There is one arable enclosure of just under 8 acres. This Grade 3 field is a combination of Newport 4 and Burlingham 3 soil series as defined earlier.

Going through or around the farm buildings provides you with access to the grass meadows, which are split into nine enclosures of permanent pasture totalling approximately 55 acres. The meadows have been grazed by a Limousin suckler herd and followers. The meadows are separated by rivers, ditches or drains. There are access bridges joining the enclosures together, enabling farm machinery to access the land. Running along the west side is what is known as the Hundred Level, which joins with the River Waveney on this property. The River Waveney then runs from west to east and there is a sluice gate on the eastern side of the property, where water levels can be managed by the Environment Agency. The route of the River Waveney is in a direct west/east direction, although it formerly veered south through Lot 3 and then east again, but this route was discontinued a number of years ago; so, although the county boundary still follows the old route of the River Waveney, the river itself goes in a straight west/east direction.

All of the fields are in the ELS, HLS and BPS schemes. Full details of the ELS/HLS parcel based options can be found in the agreement documentation, copies of which can be found at the Agent's offices or can be emailed to interested parties. The HLS scheme ends on the 31 August 2020.


Building 1a Grain store measuring 15.043m (49.35ft) wide x 24.3m (79.72ft) long, constructed in approximately 2000. Steel portal framed with sliding doors, concrete floor, 8ft high level fill grain walling to all sides. The ridge height of the building is 6.8m (22.3ft) and the eave height 5.34m (17.5ft). The vendor stores 450 - 500 tonnes in this building; it could store potentially over 600 tonnes if filled to 8ft and right to the front doors.

Building 1b The lean-to is 8.02m (26.3ft) wide x 24.43m (79.72ft) long in four 6.09m (20ft) bays; it is 4.12m (13.5ft) to the eaves. The lean-to is concreted for the first 1.5 bays and the final 2.5 bays are hard core. Construction of the lean-to took place in approximately 2000.

Building 2 Purpose built cattle shed measuring 11.89m (39ft) wide x 24.4m (80ft) long; steel portal framed; concrete floor; pitched roof with vented ridge; partially Yorkshire boarding cladding and concrete panel walling; concrete fibre cement roof with an overhang for a feeding passage; galvanized metal work to all sides. The eave height is 3.448m (11.3ft) and the overhang 1.477m (4.8ft).

Building 3 Purpose built cattle shed measuring 14.921m (49ft) wide x 24.4m (80ft) long; steel portal framed; concrete floor; pitched roof with vented ridge; partially Yorkshire boarding cladding and concrete panel walling; concrete fibre cement roof; galvanized metal work to all sides. The eave height is 4.483m (14.7ft).

Distance between sheds 2 and 3, excluding the overhang i.e. between the two steel portal frames, is 4.422m (14.5ft).

Extensive area of concrete apron and concreting between and around buildings 1, 2 & 3.

Building 4 Dutch Barn measuring 14.749m (47.5ft) wide x 30.48m (100ft) long; five bays, each 6.086m (20ft) wide; eave height varies between a low of 4.926m (16.16ft) to a high of 5.137m (16.85ft).

Building 5 Under construction is a 4m (13.1ft) x 6m (19.7ft) building to house borehole, pump and farm electrics. It will be of concrete block construction, with concrete floor and pitched Big Six cement fibre profile roof.

NB: The purchaser of Lot 3 or the whole will not, going forward, be permitted to house pigs in buildings 1 to 5 as above, due to their proximity to residential properties.


Method of Sale The property is offered for sale by Private Treaty as a whole or in up to three Lots.

Services There is a private borehole located on Lot 3, which services the modern farm buildings on Lot 3; the residence, Dashes Farm House, on Lot 2; and it also serves two further residential properties, namely Meadow Rise, which lies to the east and No. 1 Dashes Cottage, which lies to the west. These two residential properties are charged £135pa for being supplied with water from the private borehole. This borehole was newly installed in 2017. The purchaser of Lot 3 will need to continue to provide water to the three residential properties going forward.

Electricity Mains electricity services both Lots 2 and 3.

Abstraction Licence Licence number 7/34/16/*G/001 will be transferred through to the purchaser of Lot 3 or the whole. This provides for a maximum quantity of water to be abstracted of 2.3 thousand cubic metres (506,000 gallons) per year and not exceeding 7 cubic metres (1,540 gallons) per day.*

Soil Survey The property had a complete soil analysis carried out in 2015, indicating levels of pH, P, K and Mg. *

Entitlements The relevant number of entitlements will be included in the sale and transferred to the buyer(s) after completion. In 2017, 74.20ha (183.35ac) were claimed for BPS purposes.*

Ingoing Valuation Dependent upon the date set for completion, payment may be required for established crops.

Entry The purchaser(s) may be granted the right of early entry onto the land (as Licensee) upon the payment of an additional 10% deposit following exchange of contracts.

Wayleaves, Easements and Rights of Way The property is offered subject to and with the benefit of all Rights of Way, whether public or private, all wayleaves, easements and other rights whether specifically referred to herein or not. Where an annual wayleave payment is received, this will be transferred through to the buyer(s) after completion.

Assessments Land drainage charges are payable to the Environment Agency and the Waveney Lower Yare &
Lothingland IDB. The vendor has paid the 2017 charges and the purchaser(s) will be responsible for the 2018 charges. *

Environmental Schemes The vendor is within an ELS/HLS agreement and will look to transfer through to the prospective purchaser(s) all management obligations relating to these two schemes. The HLS/ELS agreement ends on 31 August 2020. *

Sporting, Timber and Mineral Rights All sporting, timber and mineral rights are included within the sale of the freehold insofar as they are owned.

Employment There will be no transfer of employees with the sale of the land.

Tenant Right There will be no charge for unexhausted manurial values of fertiliser, nor will the purchaser(s) be entitled to make any counter claim for dilapidations.

Local Authority Mid Suffolk District Council: 0845 606 6170.

VAT Should any sale of the land or any right attached to it become a chargeable supply for the purposes of VAT, such tax shall be payable by the purchaser(s) in addition to any other sums.

Title Title can be deduced from Land Registry Title Numbers SK372202, SK162103 and SK159885. *

Viewing By prior appointment with the selling agents. Please note that there will be livestock within the farm buildings on Lot 3 and on the permanent pastures also on Lot 3, so under no circumstances whatsoever should people inspect any of the land without prior appointment.

* Items marked with an asterisk * Items marked with an asterisk indicate that a copy of the relevant document(s) is held at the Agent's offices and can be emailed to interested parties or viewed by prior appointment.

Contact Edward Baskerville - 01379 651931

Ref: 2/16107/JEB

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