Willington, Bedford, Bedfordshire

An opportunity to acquire an attractive block of productive arable land in an edge of village setting, 5 miles from Bedford. Extending to about 220 acres. As a whole or in 3 lots.

Approximately 220 acres (89 hectares) of productive agricultural land, comprising predominantly Grade 1 & 2 arable land.
Situated in a desirable and accessible location near the village of Willington, Bedfordshire.
Good road frontage and access to all parcels from the public highway to the A603.
Suitable for arable production, livestock grazing, or longer-term investment.
For sale by Private Treaty.
Available as a whole or in three distinct lots, offering flexibility for purchasers.

• Lot 1 – Circa 53.39 acres of Grade 1 & 2 arable land south of Sandy Road.
• Lot 2 – Circa 152.91 acres of Grade 1 & 2 arable land west of Wood Lane, forming the principal block.
• Lot 3 – Circa 14 acres of fallow arable land north of Bedford Road.

Land quality, soil type and cropping
The land is classified as a mixture of Grade 1 and 2 according to the Natural England Regional Agricultural Land Classification Maps. The soils can be described as freely draining, slightly acid loamy soils. They are suitable for a range of spring and autumn sown combinable and root crops, as well as pasture.
Previous cropping has included combinable crops such as Wheat, Oilseed and Barley, together with root crops and vegetables such as Onions.
The land in Lot 3 has been traditionally used as arable land and is now fallow.
For note, the land has not been cropped in 2026.

Situation
The land lies around the village of Willington near Bedford. The land may have some strategic development potential subject to obtaining the necessary planning consents. The parcels are situated close to the A603, providing convenient access and excellent links to the wider highway network.
Willington offers a range of local amenities and services, whilst the nearby towns of Bedford (approximately 4 miles to the west) and Sandy (approximately 4 miles to the east) provide a more extensive selection of shopping, educational and recreational facilities.
The property benefits from excellent road links, with the A1 within easy reach, providing access to the wider national motorway network, including the A421 and connections to the M1.

Services
No services are connected. Prospective Purchasers must satisfy themselves as to the availability of services and any future connections.

Tenure
The property is to be sold freehold with vacant possession.

Overage
Sections of the land will be sold subject to an uplift provision which will specify that 30% of any increase in value due to development (as defined in Section 55 of the Town and Country Planning Act 1990) will be payable to the Vendor should such development occur within 30 years from the date of completion. The uplift will be payable upon the grant of planning consent.
The overage will exclude any development for agricultural and/or private equestrian use. Successive grants of permission within the terms set out above would trigger overage. Exact areas of the land subject to Overage are shown hatched on the sale plan.

Method of sale
The property is offered for sale by Private Treaty method with vacant possession provided on completion. The vendor reserves the right to conclude the sale by an alternative method if required.

Local Authority
Bedford Borough Council. Bedford.gov.uk

Public rights of way, wayleaves and easements
The property is sold subject to all rights of way, wayleaves and easements, whether or not they are defined in this brochure. We understand that there are a number of easements across the land for underground gas transmission and water, along with a public right of way which crosses through lots 1 and 2.

Planning
The selling agents will not provide advice/guidance on the planning history for the property/land. Interested parties are advised to make their own investigations. It is assumed that enquiries have been satisfied, prior to an offer being made.

Anti Money Laundering Regulations (AML)
In accordance with Anti Money Laundering Regulations (AML), we are required to request forms of identification and carry out due diligence on any parties connected to a successful offer. Should an offer be made on behalf of a business/company, AML due diligence will also be necessary. Proof/source of funding must be supplied, prior to offer acceptance.

Plans and boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof.

Mineral, Sporting, Fishing and Timber Rights
The mineral, sporting and timber rights will be transferred with the freehold title where owned.

Designations
We understand that the majority of the property is not subject to ecological, environmental, or historical designations. However, parts of Lots 1 and 2 are classified as being in a Scheduled Ancient Monument (SAM) designation. Further details on request.

Nitrate Vulnerable Zone (NVZ)
The property lies within an NVZ Area and is subject to the usual restrictions.

Basic Payment Scheme and Sustainable Farming Incentive
We believe the land has been historically registered for payment under the basic payment scheme but these will not be available for purchase or transfer. The land is not currently entered into any SFI or environmental schemes.

VAT
We understand the property has not been opted to tax and therefore VAT will not be chargeable in addition to the purchase price. In the event that a sale of the property or any part thereof or any right to it becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition to the sale price.

Ingoing Crop Valuation
No ingoing valuation or holdover will be required.

Health and Safety
Interested parties should note that the property is a working farm, and for your own personal safety, we ask you to take great care and be as vigilant as possible when viewing the property.

Viewings
Strictly by appointment through Fisher German LLP.

Solicitors
Woodfines Solicitors, Bedford. C/O Charlotte Benjamin

Directions
Nearest Postcode – MK44 3PR

What3words
Lot 1 Entrance - ///cherished.reckons.dice
Lot 2 Entrance - ///barefoot.bulky.caller
Lot 3 Entrance - ///trout.stir.mimic