A productive block of arable farmland lying in an Area of Outstanding Natural Beauty only 24 miles from Central London.
LOT1
LOT2
223 99 acres (90 63 ha) of arable land and woodland
Guide
LOT3
6.70 acres (2.71 ha) of woodland and 5.61 acres (2.27 ha) of arable land Guide
LOT4
29.80 acres (12.06 ha) of arable land Guide
26.96 acres (10.92 ha) of arable, pasture and woodland
Guide Price £250,000
In all, about 293.20 acres (118.84 hectares).
The property is offered for sale by Private Treaty as a whole or in up to four lots.
LOCATION&ACCESS
The land is located across two distinct blocks in a very accessible, but rural area to the south and west of the picturesque village of Flamstead in Hertfordshire. The property lies approximately five miles west of Harpenden, one mile east of the M1 motorway, and just 24 miles from Central London. The land benefits from excellent transport links while maintainingitsruralcharacter.
The land to the south lies in a single block, between the village of Flamstead and the hamlet of Gaddesden Row. Access is available from Puddephats Lane and Green Lane on its northernboundary.
The western block is situated just north of Gaddesden Row and to the east of the hamlet of Jockey End, with access being available from Beechwood Lane to the north and Puddephats Lanetotheeast.
The closest postcode to the southern block is AL38BL.
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The closest postcode to the western block is AL38AU.
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CROPPINGSCHEDULE
LOT1:ARABLELAND&WOODLAND
About 223.99 acres (90.65 ha)
A substantial block of primarily arable land (204.31 acres / 82.69 ha) all classified as Grade 3 by Defra and described as being Hanslope Soil Series of England and Wales – calcareous, clayey soils with slowly permeable subsoils
The land is divided into well sized, efficiently laid-out fields, ideally suited to modern arable machinery, benefitting from direct access via Puddephats Lane and Green Lane.
There are also four separate blocks of woodland, together extending to about19.68 acres (7.96 ha), mainly comprising a mixture of hardwoods, which add to the holding’s biodiversity and ecological value.
GUIDEPRICE:£2,200,000
LOT2:ARABLELAND&WOODLAND
About 12.45 acres (5.04 ha)
A single block of land comprising about 5.61 acres (2.27 ha) of arable land and 6.84 acres (2.77 ha) of woodland, known as Grove Wood. The land is situated at the junction of Wood End Lane and Puddephats Lane, benefiting from road frontage and direct access from the public highway The land holds potential for diversification or amenity uses, subject to the necessary consents.
The adjacent Grove Wood comprises a mix of predominantly hardwoods, being a mixture of mature oak, ash, and birch
GUIDEPRICE:£150,000
LOT3:ARABLELAND
About 29.80 acres (12.06 ha)
A picturesque block of undulating arable land extending to about 29 76 acres (12 06 ha) located to the north west of Lots 1 and 2. The land benefits from direct access off Puddephats Lane and is currently managed on an arable rotation. The parcel also features a small pond of approximately 0.04 acres on its eastern boundary.
GUIDEPRICE:£300,000
LOT4:ARABLELAND,PASTURE&WOODLAND
About 26.96 acres (10.92 ha)
A block of land comprising about 22.75 acres (9.21 ha) of arable land, 1.83 acres (0.74 ha) of woodland, and 2 38 acres (0 96 ha) of pasture The land is located directly to the west of Lot 3, with direct access from Beechwood Lane. The land offers potential for a range of amenity uses (subject to the necessary consents), and benefits from a peaceful rural setting with good access to the public highway
ENVIRONMENTALSCHEMES
The property is subject to a Countryside Stewardship and Mid-Tier agreement, which expires on 31/12/2028.
Further details available from the Vendor’s agent.
METHODOFSALE
The land is offered for sale as a whole or in up to 4 Lots by private treaty
TENURE&POSSESSION
The property is offered freehold with vacant possession available at Michaelmas 2025.
SPORTING,TIMBER&MINERAL RIGHTS
All sporting, timber and mineral rights are included within the sale in so far as they are owned.
EARLYENTRY
The purchasers will be granted the right of early entry on harvested fields after exchange of contracts, for cultivation and crop establishment for the 2026 harvest subject to payment of an additional 10% deposit.
EASEMENTS,WAYLEAVES
& RIGHTSOFWAY
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 electricity supplies and any other rights and obligations, easements and quasi-easements, restrictive covenants, and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes, whether referred tointheseparticularsor not.
BOUNDARIES
The purchaser(s) will be deemed to have full knowledge of all boundaries and neither the vendor nor the vendor's agents will be responsible for defining the boundariesor ownership thereof.
Strictly by appointment with the selling agents. Interested parties are requested to contact the agents toarrangeaviewing.
VAT
Should any sale of the property or any rights attached to it become chargeable for the purpose of VAT, such tax will be payablebythepurchaserinadditiontothepurchaseprice.
ANTIMONEYLAUNDERING
In accordance with the Money Laundering Regulations 2017, onceanofferisaccepted,thepurchaser(s)mustprovideany requested information to complete the necessary due diligenceasalegalrequirement.
HEALTH&SAFETY
Given the potential hazards of a working farm, we ask that you exercise caution when viewing the property. Neither the seller nor the selling agents are responsible for the safety of those viewing the property, and accordingly, those viewing thepropertydosoattheirownrisk.
