High Cross Farm, Ermine Street, Ware, Hertfordshire, SG11
- Land size
- 8.5 acres
Key Features
- Approx. 8.5 acres
- Private gated entrance from Ermine Street
- Equestrian / commercial / residential - STP
- Collection of existing former agricultural buildings
- Water supply to the land - as advised by the seller
Description
A rare opportunity to acquire approximately 8.5 acres of freehold land in a well-connected East Hertfordshire location, within easy reach of Ware, Buntingford and Stevenage.
The property comprises predominantly open paddock land together with a collection of existing former pig and poultry buildings, private gated access directly from Ermine Street and an existing water supply.
The site may offer potential for a range of alternative uses, subject to obtaining the necessary planning and statutory consents. The selling particulars identify possible equestrian, commercial and residential opportunities. The land is understood to be outside the Green Belt and outside a designated Area of Outstanding Natural Beauty (AONB).
About High Cross Farm
The property extends to approximately 8.5 acres and comprises predominantly open paddock land together with a collection of existing buildings situated towards the western part of the site.
The buildings were previously used to house pigs and poultry. The selling particulars state that a number of the disused structures were originally used for aviation purposes before being relocated to the site for agricultural use.
Site Features:
- Approximately 8.5 acres
- Open paddock land
- Collection of existing former agricultural buildings
- Internal track / circulation
- Private gated entrance from Ermine Street
- Water supply to the land - as advised by the seller
Location & Connectivity
High Cross is located in East Hertfordshire, with convenient access to Ware, Hertford, Buntingford and Stevenage. The site occupies a semi-rural position with direct access from Ermine Street.
Ermine Street runs close to the A10. The A120 provides east-west connectivity towards Bishop's Stortford and the M11, while the A10 provides a direct dual-carriageway route south towards London and north towards Cambridge, with onward access to the M25 and wider motorway network.
- Ware Station - approx. 4.4 miles
- Hertford East Station - approx. 6.9 miles
- Watton-at-Stone Station - approx. 7.2 miles
- Ware to London Liverpool Street - approx. 45 minutes by rail
- London Stansted Airport - approx. 16 miles
- London Luton Airport - approx. 27 miles
- London Heathrow Airport - approx. 53 miles
Distances are approximate and should be independently verified.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-10-23
Market Value Analysis
Compared with 122 Farmland & Pasture listings in East Anglia (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
- Garden
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
1 Gbps
Gigabit full fibre
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
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
- Puller Memorial, Church of England, Voluntary Aided Primary School0.7 milesOfsted: Good
- Ages
- 3 to 11
- Pupils
- 45
- Type
- Voluntary aided school
- Faith
- Church of England
- Thundridge Church of England Primary School1.7 milesOfsted: Good
- Ages
- 3 to 11
- Pupils
- 91
- Type
- Voluntary controlled school
- Faith
- Church of England
- St Thomas of Canterbury Catholic Primary School2.3 milesOfsted: Good
- Ages
- 3 to 11
- Pupils
- 112
- Type
- Academy converter
- Faith
- Roman Catholic
- Little Munden Church of England Voluntary Controlled Primary School2.4 milesNo Ofsted rating
- Ages
- 3 to 11
- Pupils
- 78
- Type
- Voluntary controlled school
- Faith
- Church of England
- Roger De Clare First CofE School2.5 milesOfsted: Good
- Ages
- 3 to 9
- Pupils
- 211
- Type
- Voluntary controlled school
- Faith
- Church of England
Secondary
- Ralph Sadleir School2.4 milesOfsted: Requires improvement
- Ages
- 9 to 13
- Pupils
- 283
- Type
- Academy converter
- The Chauncy School3.4 milesNo Ofsted rating
- Ages
- 11 to 18
- Pupils
- 1,515
- Type
- Academy converter
- Presdales School4.1 milesOfsted: Outstanding
- Ages
- 11 to 18
- Pupils
- 1,167
- Type
- Academy converter
- Gender
- Girls
- Simon Balle All-Through School5.2 milesNo Ofsted rating
- Ages
- 4 to 18
- Pupils
- 1,617
- Type
- Academy converter
- Richard Hale School5.4 milesOfsted: Good
- Ages
- 11 to 18
- Pupils
- 1,207
- Type
- Academy converter
- Gender
- Boys
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
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
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