Holsworthy Beacon, Holsworthy, Devon, EX22

A former ring-fenced dairy farm now providing a significant investment income from a range of let farm buildings, supported by two let residential units. Extending to approximately 220 acres of arable and pasture land.

An extensive range of former dairy buildings let on a 20-year Farm Business Tenancy, subject to a break clause.

A further specialist poultry rearing unit, also let on an FBT.

The property is serviced by a detached 5-bedroom farmhouse and an additional 2-bedroom bungalow.

In all, the farm extends to 219.96 acres of ring-fenced pasture, arable land, and woodland.

The farm offers a substantial investment income, currently in excess of £165,000 per annum, and is offered for sale as a whole by private treaty.

Location
The farm is situated approximately 1.5 miles to the west of Holsworthy Beacon and 4 miles from the market town of Holsworthy, which offers a range of shopping, educational and social facilities. Despite its accessibility, the farm occupies a discreet and secluded position within open countryside, which is predominantly agricultural in character.

The Property
Gearns Farm offers prospective purchasers a significant rental income through the letting of the former dairy buildings to an intensive pig enterprise, together with a specialist poultry unit also let on a rolling Farm Business Tenancy.

The farm is serviced by two dwellings, both currently let on Common Law Tenancies.

The buildings lie centrally within approximately 220 acres of predominantly pasture land, which is farmed in-hand and benefits from the application of pig slurry from the adjoining unit. The whole farm occupies a secluded position within open countryside and provides a substantial investment income to the vendor.

Gearns Farmhouse
Gearns Farmhouse is constructed of rendered stone elevations beneath a slate roof, with uPVC windows and oil-fired central heating. The accommodation is arranged over two floors and, on the ground floor, comprises a porch leading to a kitchen fitted with a range of units, a utility room, dining room, front hall, conservatory, living room and study.

On the first floor there are five bedrooms, a family bathroom and a store room.

To the north of the house is a concrete yard with a double garage and lean-to. To the south, the garden is laid to lawn.

Beacon View
Beacon View comprises a bungalow situated at the entrance to the farm drive, adjoining the council road. The property is constructed of rendered elevations beneath a tiled roof. The accommodation comprises of entrance hall, living room, fitted kitchen, two double bedrooms and a family bathroom.

The bungalow is set within a reasonably sized garden, laid predominantly to lawn, with parking adjacent to the entrance drive and a detached single garage.

Farm Buildings
The farm buildings are arranged in two principal locations, separated by the farm drive. The main range was originally constructed to serve an intensive dairy unit but has subsequently been adapted to support a pig rearing enterprise. Also located off the farm drive is a further specialist poultry unit, let on a Farm Business Tenancy.

Land
The land comprises a ring-fenced block of pasture, arable land and woodland, situated around the farmhouse and buildings. The fields are generally bounded by mature hedge banks, with water supplied to most enclosures. The land is bordered along the northern boundary by a council-maintained road and is accessed via a central farm drive, together with a network of stone tracks.

The land comprises predominantly freely draining, slightly acidic loamy soils and is classified as Grade 3 and Grade 4 on the Ministry of Agriculture, Fisheries and Food Agricultural Land Classification Map. Located within field OS8651 is a 500kW wind turbine.

Under the terms of the pig enterprise Farm Business Tenancy, the owner of Gearns Farm benefits from a free supply of pig slurry for the first five years of the tenancy term. In addition, up to 5 cubic metres of water a day from the boreholes.

Method of sale
The farm is offered for sale by private treaty as a whole.

Tenure & Possession
The Farm is offered with vacant possession, subject to the following occupational agreements. The pig enterprise is let on a 20-year FBT, expiring on 8 June 2045, at a rent of £100,000 per annum, subject to annual rent review. The tenancy includes a 10-year break clause. Further details of the FBT are available from the Agent.

The poultry unit is let on a rolling Farm Business Tenancy, initially granted for a two-year term from Autumn 2022, at a current rent of £42,547.84 per annum.

The farmhouse and bungalow are both let on five-year terms commencing on 9th June 2025, each at a rent of £950 per calendar month.

The turbine has been erected in accordance with a 26-year lease commencing on 18th October 2013. The operator holds an option to enter into a further 25-year lease after the expiry of the current agreement. The rental for the turbine has been capitalised. Further information on the above relevant agreements are available from the Vendors Agent.

Services
The farm is connected to mains water and two private borehole supplies. Two private drainage systems serve the dwellings. Mains electricity is connected to both the farm buildings and the dwellings.

Health & Safety
Potential purchasers should take particular care when inspecting the property being mindful of machinery and livestock movements, especially in and around the farm buildings.

Sporting, Timber & Mineral Rights
Included within the sale in so far as they are available.

Permits
The holding holds an IPPC permit number: EPR/ZP3731LC.

Environmental Schemes
There are no environmental schemes currently in place.

Listing Status
Neither the dwelling house nor the farm buildings are listed.

Wayleaves Easements & Rights of Way
The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, sport, drainage, water and electricity supplies and other rights and obligations, easements and quasi easements and restrictive covenants and all existing proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not.

We are unaware of any public rights of way affecting the holding.

EPC Rating
Gearns Farm is rated E.
Beacon View is rated E.

Council Tax
Gearns Farm is rated Band E.
Beacon View is rated Band C.

Planning
Planning permission has been granted for the farm buildings, poultry unit and wind turbine. The planning history is available from the Agent upon request.

VAT
The property offered is not registered and therefore tax will not be chargeable.

Local Authority
Devon County Council

Viewings
Strictly by appointment with agents Carter Jonas, Taunton office.