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Lot 1 - Cross Green Farm, Thelnetham, Diss

Guide Price £1,850,000

Property Details

It is our pleasure to offer for sale Lot 1, Cross Green Farm, Thelnetham, set in 110 acres. The farm has been in the same family ownership for over 60 years and retirement brings about the sale.

The property is set in a picturesque area of north Suffolk and provides you with a first class proposition to acquire an arable farm, alongside a substantial pig unit. There is a detached four bedroom period residence standing in grounds of just under one acre to complete the offer.

The pig unit is a fully equipped 250 place sow unit with facilities to house all progeny to approximately 100kg liveweight.

Location and Amenities The property is located in Thelnetham, a village which lies on the southern side of the River Little Ouse on the Norfolk-Suffolk border.

Thelnetham lies nine 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.

LOT 1 - 110AC (44.62HA)

A period residence, a range of farm buildings and an adjoining arable field.

The Land The single enclosure of gently undulating arable land extending to just over 105 acres (42.79 hectares), lies adjacent to the farm buildings. The land is accessed from the farmstead and also via the surrounding public highways. A public footpath runs along the southern boundary and a Byway Open to All Traffic along the western boundary.

Cross Green Farmhouse The property consists of a four bedroom detached period residence set within grounds of just under one acre.

The property has two main reception rooms, kitchen, pantry and office/study, together with four bedrooms and a family bathroom upstairs. A single garage is attached to the property. The house sits centrally within its grounds, which are mainly laid to lawn. There is a range of outbuildings running to the side of the property, which provide ample storage facilities and a further garage.

The property would benefit from a scheme of sympathetic modernisation.

Pig Unit and Farm Buildings A 250 place pig breeding unit, together with fattening for all progeny up to 100kg liveweight, lies adjacent to the farmhouse; along with grain stores, bins, mill-mix unit, Dutch barn and various other storage sheds. There are facilities for over 1000 tonnes of grain storage in bins alone and six months storage of dirty water. A borehole, located in the main farmyard, currently supplies the pig unit with water.

The unit has produced an average of 29.63 weaned pigs per sow per year; average weight of pigs out 90.23kg; daily L.W.G per pig 713 grams; and a feed conversion ratio of 2.09, all from 1 June 2017 to 31 May 2018.

Farm Buildings

1. Metal above ground feed holding bins, approximately 4 x 8 tonnes (11m x 6m) Brick support base, providing covered discharge area for feed wagons, with overhead augerveyor linking into mill and mix unit (6).

1a. Range of outbuildings adjacent to Cross Green Farmhouse (21m x 5m) Provides useful storage areas and covered garaging.

2. Machinery shed (28m x 14m). Pitched asbestos roof, brick walling, sliding doors to eave height, concrete floor.

2a. Lean-to shed to machinery shed (20m x 8m). Mono-pitched roof, brick walls with sliding doors to ridge/eave height and concrete floor.

3. Dutch barn (30m x 18m). Steel portal framed barn with pitched roof. Part open, part metal clad sides. Dirt floor used for straw storage.

4. Weaner shed (35m x 11m). Purpose built weaner shed approximately four years old. With automated feeding and drinking system on slatted floors. Central viewing passageway. Split into eight pens, accommodating 8kg - 40kg weaners.

5. Farrowing shed (15m x 4m). Portakabin farrowing shed to house up to twelve farrowing sows and progeny. With automated feeders and drinkers. On slatted floor.

A range of adjoining farm buildings, comprising various pitched roof buildings and lean-tos

6. Mill and mix unit with farrowing accommodation (23m x 11m). Pitched asbestos roof, concrete floor and brick walling. Stairs to first floor; grain intake bins (5 x 7 tonnes) and further bins (6 x 8 tonnes). These bins feed into the mill and mix unit, which is linked into the adjacent grain intake area (6f) via augerveyor and feed holding bins (1).

Three farrowing houses on ground floor, providing twenty-eight farrowing places and two weaner kennels.

6a. Dry sow yard and sow yard. Pitched asbestos roof (19m x 17m with lean-to 19m x 6m), concrete floor. Concrete block walling to sides.

6b. Sow and gilt yard (17m x 5m). Covered yard area with mono-pitched asbestos roof and concrete floor.

6c. Sow and gilt yard (15m x 5m). Covered yard area with mono-pitched asbestos roof and concrete floor area.

6d. Sow and gilt area (23m x 11m). Lean-to asbestos roof with brick walling on concrete floor. Separated into nine pens with push out dunging passage and covered bed area.

6e. Lean-to shed to dry sow yard (21m x 9m). Lean-to to shed 6a, with asbestos roof, concrete block walling to sides and concrete floor, split into seven separate pens.

6f. Grain intake area (30m x 9m). Reception pit for grain, fed via augerveyor and conveyor belt systems to various grain intake bins and across to mill and mix unit (6). 4 x 60T bins; 7 x 40T bins; and 1 x 20T emptying bin.

7. Dry sow and boar service house (26m x 9m). Pitched asbestos roof, concrete block walls on concrete floor, sliding door entrances for personnel and muck handling system. Space for forty dry sows in eight pens, with two boars in two separate pens.

8. Weaner shed (10m x 5m). Pitched roof shed with wooden sides, used for weaners with four kennels and four transition feeder kennels.

8a & 8b Circular grain bins, each with 250 tonne capacity. Fed by in-line augerveyor. Galvanised corrugated metal sheeting on concrete floor, with underground conveyor and sweep auger.

9. Farrowing shed and weaner shed (43m x 10m). Asbestos pitched roof shed with steel frame and insulated panel sides, on a concrete base. 32 farrowing crates, ten kennels and two transition feeder kennels.

10. Farrowing shed (25m x 6m). Asbestos pitched roof shed with insulated panel sides, set within steel frame on concrete floor. Sixteen farrowing spaces in two rooms.

11. Finishing shed (25m x 24m). Two mono-pitched sheds separated into various cubicles, with a pitched roof covered central passageway. Split into eight pens holding 50 per pen = 400.

12. Finishing shed (26m x 42m). Two mono-pitched sheds separated into various cubicles, with a pitched roof covered central passageway. Fourteen pens holding 50 per pen = 700

13. Finishing shed (26m x 24m). Two mono-pitched sheds separated into various cubicles, with a pitched roof covered central passageway. Eight pens holding 50 per pen = 400.

14. Dirty water storage lagoon. With capacity for approximately six months dirty water.


Method of Sale: The property is offered for sale by Private Treaty as a whole or in up to eight Lots. If purchased as a whole, or at the very least Lots 1 and 2, then the trading company of the vendors, E J Aves (Farms) Ltd, would also be made available.

Services: The farmhouse and all buildings at the pig and poultry units are served by mains water and electricity. The farmhouse has a private drainage system; and oil fired hot water and central heating.

Borehole*: The property benefits from a private borehole, used to supply the pig enterprise.

Entitlements: The relevant number of entitlements will be included in the sale and transferred to the buyer(s) after completion.

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.

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*: Where appropriate, the Purchaser(s) will be responsible for complying with the statutory provisions of the Transfer of Undertakings (Protection of Employment) Regs 2006. There are currently three full-time employees on the holding, details of which can be provided on request.

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: St. Edmundsbury Borough Council.

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.

Viewing: By prior appointment with the selling agents.

* 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.

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