Rose Farm, Shotley

Summary
Approximately 229 acres of productive arable land and grassland, located in an attractive rural position on the Shotley peninsular between the Rivers Stour and River Orwell with direct access to the Coastal Path route and providing related river access.

Four-bedroom detached cottage in an elevated position overlooking the Rivers

Available as a whole or in three lots.

Location and Access
Rose Farm is situated in south Suffolk close to the village of Shotley. The property is bordered by the River Stour to the south and the River Orwell to the east.

The property sits approximately 9 miles south of the town of Ipswich and 21 miles to the north east of Colchester. The land is within the Suffolk Coast and Heath Area of Outstanding Natural Beauty.

Access to the property is directly off the B1456 highway.
The B1456 runs from Ipswich heading towards Shotley Gate. Details of access arrangements are available on request

Description
Lot One
Lot 1 extends to approximately 136.24 acres (55.13 hectares) of productive arable land immediately adjacent to the River Stour.

The soil is listed as the Ludford Soil Association and is further described as deep well drained fine loamy, coarse loamy and sandy soils locally flinty and in places over gravel suitable for growing potatoes, sugar beet, cereals, peas and beans.

A 5 year cropping rotation can be found later on in the particulars.

Lot Two - SOLD SUBJECT TO CONTRACT

Lot Three - Shotley Cottage
Shotley Cottage is a four-bedroom detached cottage extends to approximately 1,229sqft (114.2 sqm) in an elevated position with exceptional views over the surrounding Rivers.

The ground floor consists of a kitchen, two reception rooms and a downstairs bathroom and WC. The first floor comprises of four bedrooms and a shower room. A detailed floor plan is available through the selling agents. The Cottage is in need of modernisation throughout.

The cottage benefits from mains water and mains electricity, together with a private drainage system. The services have not been tested, and the buyer should satisfy themselves with the condition of such. The Cottage has an EPC rating of an F.

General Remarks

Tenure & Possession
The property is offered for sale freehold with vacant possession subject to the holdover provisions mentioned later in these details. The land is currently farmed under the terms of a Contract Farming Agreement and the current contractor would be pleased to continue this agreement with the incoming purchaser.

Method of Sale
The property is being offered for sale by Private Treaty as a whole or in three lots.

Lot One: 136.24ac
Lot Two: 92.53 ac
Lot Three: 0.24ac (including Shotley Cottage)

Vendors Solicitor
Howes Percival, 1 Bedding Land, Norwich, Norfolk NR3 1RG.

Wayleaves, Easements, Covenants & Rights Of Way
The land is sold subject to all existing rights of way, both public or private, drainage, water and electricity supplies and all other rights and obligations, easements, quasi easements and wayleaves whether referred to or not in the particulars.

Please note there is a restricted byway crossing Lot One from Rose Farm to the north heading south towards the River Stour. This track is also the access to the residential properties at Cockle Creek. If Lot Three is sold separately, the Purchaser will be granted a right of way from the north with emergency access only to the east.

There are also two public footpaths crossing lot one from west to east. There are two footpaths crossing lot two heading east to west on the northern and southern boundary. Further details of the public rights of way upon request from seller's agent.

Holdover
The Vendors reserve the right for their contractor to access and harvest the potato crop until 31 October 2025.

The Seller will also holdover on the stewardship land until 31 December 2025. Further details of the stewardship agreement are available from the selling agents.

Sporting, Mineral & Timber
Insofar as they are owned all sporting, minerals and timber rights are included in the sale. All such rights are believed to be owned by the Vendor.

Timing
It is intended that an exchange of contracts will take place within 28 days of the purchaser's solicitor receiving the draft contract. Completion will take place 28 days thereafter.

A 10% deposit will be payable on exchange of contracts.

Environmental Stewardship
The property is subject to a Countryside Stewardship Scheme which expires in December 2025. The Seller will retain holdover over this land which is subject to the stewardship until the agreement expires. Copies of the agreement are available from the selling agent.

Plans, Areas & Boundaries
The boundaries are based on the Ordnance Survey and areas for reference only. The Purchaser will be deemed to have full knowledge of all boundaries and any error or mistake shall not be the responsibility of the Vendor or entitle any party to compensation in respect thereof.

The Vendors will be required to fence the northern and eastern boundaries of lot 1 following the harvest of the 2025 crop if required. The line will be GPS surveyed by the Vendors and the specification will be agreed between the parties.

Land Registry
The property is registered Freehold within Part Title Numbers SK319146 and SK142279.

VAT
It is understood that VAT is not applicable to the sale. If VAT does become chargeable, it will be in addition to the sale price. Any guide price will be exclusive of VAT unless specified otherwise.

Planning & Local Authority
Babergh District Council - where details of the planning history and policies that affect the property can be found.

Viewing & Further Information
Strictly by appointment with the selling agent.

Health & Safety
Given the potential hazards and risks of a working farm we ask you to be as vigilant as possible for your own personal safety when viewing the property.

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Photographs
The photographs in these particulars were taken in May 2025

Anti Money Laundering
In accordance with the Money Laundering Regulations 2017, following the seller accepting an offer, the purchaser will be required to provide proof of identity and address prior to the instruction of solicitors. The seller requires any bids to be supported by evidence of the purchaser's funding ability.

All Enquiries
Please get in touch with James Brooke or Oliver North.