East Coker, Yeovil, Somerset, BA22

An outstanding agricultural holding centred upon a detached farmhouse (with AOC) occupying a delightful rural position, a range of farm buildings together with adjoining pasture. Lot 1 extends in all to about 145.27 acres and available as a whole or in up to five lots.

Lot 2 - 104.05 acres pasture. Guide Price £1,100,000

Lot 3 - 62.89 acres Pasture. Guide Price £575,000

Lot 4 - 31.37 acres Pasture. Guide Price £300,000

Lot 5 - 3.00 acres Pasture. Guide Price £60,000


The sale of Isles Farm represents a rare opportunity to acquire a versatile residential and agricultural holding occupying a delightful and yet readily accessible position within an extremely sought-after part of rural South Somerset.
The south westerly facing farmhouse is understood to date from 1907 as indicated by a date stone and is constructed of stone under a tile roof. The property is subject to an agricultural occupancy condition and affords many character features to include the original stone window frames, feature fires and affords the scope for buyers to further enhance the accommodation by undertaking a program of modernisation.
The property is further complimented by the range of farm buildings which are a mix of modern and traditional style construction having served the livestock farm with cattle housing together with fodder and machinery storage. The traditional buildings may afford the scope for a variety of alternative uses, subject to planning.
The excellent combination of house, buildings together with adjoining pasture provide an excellent setting and afford considerable agricultural and amenity appeal.
Isles Farm extends in total to about 346.58 Acres and is offered for sale as a whole or in up to five lots as detailed in these sale particulars.

Lot 1 Guide Price £2,450,000
Isles Farm extending in total to about 145.27 Acres
A detached farmhouse, subject to AOC, affording delightful rural views over its own land whilst also affording scope for some modernisation. For room dimensions please refer the accompanying floor plan.

TENURE
Isles Farmhouse is currently let subject to an Assured Shorthold Tenancy however, the property is of freehold tenure with the benefit of vacant possession of all parts, subject to any rights of holdover which may be required, depending upon the date of completion.

SERVICES
Understood to be mains electricity and private drainage. The drainage system, which has not been inspected, may require attention and prospective purchasers should carry out their own investigations.
Lot 1 currently benefits from a mains and private water supply. Lot 2 from mains, Lot 3 & 4 private and Lot 5 has no water.

OUTGOINGS
These are believed to comprise local Council Tax on the farmhouse (Band F), together with the usual service and environmental charges.

FIXTURES & FITTINGS
All fixtures and fittings, unless specifically referred to within these sale particulars are otherwise expressly excluded from the sale of the freehold and will be removed by the vendors or their agents prior to completion.

TOWN & COUNTRY PLANNING
The current use of the farm buildings is agricultural although there may be scope for prospective purchasers to consider alternative uses, subject to obtaining the necessary planning consent from South Somerset District Council.

RIGHTS OF WAY, EASEMENTS, ETC.
We understand that public footpaths pass through lots 1, 2 3 & 4. Whilst not forming part of the sale it is understood that Isles Lane is a bridleway.

The property is offered for sale subject to and with the benefit of all matter contained in or referred in the property charges register of the registered title together with all public and private rights of way, wayleaves, easements, and other rights of way whether specifically referred to or not.

BASIC PAYMENT SCHEME
The Vendors will be claiming and retaining the basic payment on the land for 2023. The Purchaser(s) will be required to farm the land in accordance with the cross compliance regulations until the 31st December 2023. BPS claims have now ended and therefore the property is being sold without any entitlements to the Basic Payment Scheme or any de-linked payments.

LOTTING
The property will be offered for sale as a whole or in up to five lots as detailed within these sale particulars. The right is reserved however, to alter or amend the proposed lotting and prospective purchasers shall make no objection to any such changes.

LOCAL AUTHORITY
South Somerset District Council, Brympton Way, Yeovil, Somerset, BA20 2HT. Tel: .

DESIGNATIONS
Lots 1, 2 & 3 are understood to be within the Sutton Bingham Reservoir Nitrate Vulnerable Zone.

AGENT NOTE:
Lots 2, 3, 4 & 5 will not be sold until a sale of lot 1 is agreed.
The AOC stipulates that the farmhouse is to be occupied by persons who are wholly or mainly employed or last employed full time locally in agriculture together with dependents of such persons living with them.

MEASUREMENTS AND OTHER INFORMATION
All measurements are approximate. Any field numbers and areas shown on the attached plan are based on the Ordnance Survey and are for identification purposes only. They do not necessarily correspond either with the National Grid plan numbers or with those produced on the Rural Land Register.
Whilst we endeavour to make our sales particulars as accurate and reliable as possible, if there are any point which is of particular importance to you please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment, appliances, central heating or services.

FARM PROPERTIES HEALTH & SAFETY NOTICE
All persons wishing to view the property do so entirely at their own risk. Neither the Vendors or their Agents will be held liable for any damage or injury that may occur when interested parties are visiting the property. A working farm is a potentially hazardous environment and for prospective purchasers own personal safety, please be vigilant when viewing the farm, particularly around the farmyard and in fields containing stock. All potential purchasers are asked to observe the country code and close all gates.
We would further note that it is suspected, although impossible to determine without expert assistance and analysis, that the fibre cement sheets used in the construction of some of the buildings may contain asbestos.

Isles Farm occupies an enviable position at the end of a no through road. The property is situated approximately 1.5 miles to the south west of East & North Coker which provides a thriving local community whilst the town of Yeovil lies approximately 4 miles to the north east. The town affords an extensive range of commercial, educational and recreational facilities befitting those of an important regional and administrative centre. The area also benefits from a number of noted primary, secondary and further education facilities.

Despite its rural position the property enjoys easy access to the surrounding districts and further afield with access to the A30 at Yeovil and M5 motorway available at Taunton (J25). Train links to London (Waterloo) are also available from Yeovil.

The property is well positioned within its own plot with ample parking within the farmyard to the north of the dwelling. Formal gardens are laid mainly to lawn and lie to the south and east.

THE FARM BUILDINGS
Situated to the north and east of the farmhouse is an extensive range of modern and traditional farm outbuildings. These buildings are all currently utilised for agricultural purposes however, may afford potential for a variety of alternative uses, subject to necessary planning permissions.


THE LAND
Contained within a ring fence is an excellent block of gently sloping and undulating pasture. The diversity of the land affords versatility and is considered to offer significant appeal to those with agricultural interests. The railway line forms the southern boundary although this is noted to not be visible from the farmhouse due to the undulating terrain. A new boundary will be erected by the vendors as marked A-B–C adjacent to Isles Farm Cottages.
Lot 1 extends in all to about 145.27 acres (58.79 ha) and is shown colored pink on the accompanying plan.