Auction: Wednesday 28 October 2026
Beech Farm Barn, Beech Farm Road, Warlingham, Surrey
- Land size
- 5.7 acres
- Use Class
- Use Class: Sui Generis
Key Features
- Freehold amenity land for sale in Warlingham, Surrey — approximately 5.7 acres off Beech Farm Road
- Guide price £120,000–£130,000 — Palace Auctions London, live and online auction
- Rare opportunity to acquire a substantial acreage at an accessible entry price for the area
- Situated within the Metropolitan Green Belt, offering long-term protection and future hope value
- Hope value remains genuinely unexplored, appealing to buyers seeking long-term capital growth
- Surrounded by bridleways and countryside, well suited to equestrian or rural amenity use
- Convenient access to Upper Warlingham and Woldingham stations, with links to London Victoria
- Excellent road connectivity via the M25, ideal for London and South East buyers
- Close to Warlingham village amenities, schools and the wider North Downs countryside
- Auction: — live and online at Claridge's, Mayfair. Legal pack available on request
Description
KEY FEATURES
Approximately 5.7 acres of open pastureland
Freehold, with vacant possession on completion
Direct access from Beech Farm Road
Within the Metropolitan Green Belt
Suited to grazing, equestrian, leisure or amenity use
Open countryside setting on the North Downs, close to the Surrey Hills
Established equestrian area with local bridleways
About 14 miles from central London; M25 Junction 6 nearby
For sale at auction at Claridge's on 28 October 2026
Unconditional auction contract, exchange on the fall of the hammer
SUMMARY
Approximately 5.7 acres of freehold pastureland off Beech Farm Road, Warlingham, with direct access from the road and vacant possession on completion. It is in the Metropolitan Green Belt and suits grazing, equestrian, leisure or amenity use. For sale at auction at Claridge's on 28 October 2026, guide price £120,000.
FULL DESCRIPTION
Green Belt Amenity and Equestrian Land, Beech Farm Road, Warlingham CR6 9QL. Guide Price £120,000.
THE LAND
Approximately 5.7 acres of freehold pastureland off Beech Farm Road, Warlingham, with direct access from Beech Farm Road and vacant possession on completion. The lot forms part of a larger open field on the North Downs, with wide countryside views. It is in the Metropolitan Green Belt, which protects its rural character.
It suits a range of uses, including:
grazing and equestrian use
smallholding or growing
nature conservation
a private countryside retreat
The boundaries of the lot may not be marked on the ground. Buyers must rely on the title plan in the legal pack.
EQUESTRIAN AND LEISURE
Warlingham has an established equestrian community, with livery and equestrian centres nearby and a network of local bridleways. The North Downs and the Surrey Hills offer extensive walking and riding.
PLANNING
The land is in the Metropolitan Green Belt, and there is no planning permission for any development. Any new buildings, including stables or field shelters, and any change of use would need planning permission from Tandridge District Council, where Green Belt policy strictly limits development. Buyers should not assume that planning permission will be granted and should take their own planning advice before bidding.
THE LOCATION
Beech Farm Road is on the edge of Warlingham, about 14 miles from central London.
Road: the M25 at Junction 6 (Godstone) gives links to London, Gatwick and the South East.
Rail: Upper Warlingham station has direct trains to London Victoria and London Bridge.
Nearby: Warlingham village, Oxted and Westerham all have shops and amenities.
VIEWING
The land may be viewed from Beech Farm Road at any reasonable time, at your own risk.
KEY FACTS
Tenure: Freehold
Site area: Approximately 5.7 acres
Access: Direct from Beech Farm Road
Possession: Vacant possession on completion
Designation: Metropolitan Green Belt
Planning: None
Guide price: £120,000
Buyer's premium: 2% of the purchase price
Contract documents charge: £850 plus VAT
Auction: 28 October 2026, Claridge's, Brook Street, Mayfair, London W1K 4HR
Lot number: TBC
AUCTION DETAILS
The land will be offered at the Palace Auctions London sale at Claridge's, Brook Street, Mayfair, London W1K 4HR, on Wednesday 28 October 2026, with bidding in the room and online. The guide price is £120,000.
The sale is on an unconditional auction contract under the Common Auction Conditions. Contracts exchange on the fall of the hammer, and on exchange the buyer pays:
a 10% deposit
a buyer's premium of 2% of the purchase price
a contract documents charge of £850 plus VAT
Completion is as set out in the Special Conditions of Sale.
CONTACT
Palace Auctions London, ,
Edward Swindells, Auctioneer: ,
Tom Barrett, Sales Director
Bridgett D Dickens, Senior Negotiator:
IMPORTANT NOTICE
The land is in the Metropolitan Green Belt and has no planning permission. These particulars do not suggest that planning permission will be granted for any development. Buyers must make their own enquiries of Tandridge District Council and take independent legal and planning advice. The guide price is an indication of the seller's current minimum acceptable price at auction and may change. These particulars do not form part of any offer or contract.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-09-01
Price history
| Date | Change | Price |
|---|---|---|
| 2 Sep 2026 | Reduced 7.7% (−£10,000) | £120,000 |
| 1 Sep 2026 | Listed | £130,000 |
Market Value Analysis
Compared with 3 Amenity Land listings in South East England (5+ acres).
Utilities & Restrictions
Utilities
- Electricity
- Ask Agent
- Water
- Ask Agent
- Heating
- Ask Agent
- Broadband
- Ask Agent
- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Ask Agent
- Garden
- Ask Agent
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
15 Mbps
Standard (10-30 Mbps)
Suitable for
- Web & social
- Music streaming
- Standard video calls
Mobile signal
Predicted 4G and 5G signal; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Woodlea Primary School1.1 milesNo Ofsted rating
- Ages
- 5 to 11
- Pupils
- 203
- Type
- Academy converter
- Warlingham Village Primary School1.7 milesOfsted: Outstanding *
- Ages
- 4 to 11
- Pupils
- 200
- Type
- Academy sponsor led
- Tatsfield Primary School1.9 milesOfsted report card · Apr 2026
- Ages
- 5 to 11
- Pupils
- 205
- Type
- Academy converter
- Oaklands Primary Academy2.2 milesOfsted: Requires improvement
- Ages
- 2 to 11
- Pupils
- 423
- Type
- Academy converter
- St Mary's CofE Primary School2.4 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 632
- Type
- Voluntary aided school
- Faith
- Church of England
Secondary
- Meridian High School2.6 milesOfsted: Good
- Ages
- 11 to 18
- Pupils
- 535
- Type
- Academy sponsor led
- Oxted School2.6 milesOfsted report card · Mar 2026
- Ages
- 11 to 18
- Pupils
- 1,528
- Type
- Academy converter
- Warlingham School2.7 milesNo Ofsted rating
- Ages
- 11 to 18
- Pupils
- 1,396
- Type
- Academy converter
- Charles Darwin School2.9 milesOfsted: Good
- Ages
- 11 to 18
- Pupils
- 1,305
- Type
- Academy converter
- de Stafford School3 milesOfsted: Good
- Ages
- 11 to 16
- Pupils
- 811
- Type
- Academy converter
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
Environment Agency open data, checked around the advertised map pin for the listed acreage. Long-term risk counts flood defences; the planning map's flood zones do not. Provided by LandSale, not the listing agent, and not part of the agent's particulars. Risk varies across a holding, so verify before committing.
Rivers and the sea
Planning map: Flood Zone 1.
Surface water
Not at the pin: mapped about 10 metres away.
These bandings are the summary. Where this location sits on the flood maps, plus planning activity, heritage and ground risks, is in the full report.
Important notice: Information, maps and tags on this page are drawn from the advertising agent's marketing materials or generated automatically. LandSale has not verified them. Relying on these details is at your own risk, always carry out independent checks before committing to a purchase.
LandSale full disclaimer
Marketing information only - not formal particulars. The details on this website are provided for general guidance and do not constitute an offer or contract. Neither LandSale nor the advertising estate/land agent accepts responsibility for any inaccuracy.
1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
- Third-party & enriched data layers: Maps, boundary outlines, planning designations, soil reports, broadband coverage and other environmental or location-based insights are licensed from external suppliers. Such data are supplied “as is", may be incomplete or out of date and are subject to change without notice.
2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
3. No warranty or liability
LandSale gives no warranty, express or implied, as to the accuracy, completeness or fitness for any particular purpose of the information displayed. LandSale shall not be liable for any loss, damage, cost or expense arising directly or indirectly from any use of or reliance on such information, save where liability may not be excluded by law.
4. Updates & feedback
If you believe any detail on this listing is inaccurate, please let us know. We will investigate and, where appropriate, update the listing or notify the agent.
© LandSale | Version 1.3 - August 2026
Listing agent
Palace Auctions (London) LTD, London
Contact Palace Auctions (London) LTD, London
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