Sold STC

Ash Farm St. James Road,
All Saints South Elmham,

Guide Price £2,965,000

Land in All Saints South Elmham

Key Features

Property Description

Ash Farm has been in the sellers family since 1953 and at that time it was a mixed holding with arable land and the original home meadows associated with a cow herd. Today the property remains in mixed usage with a well serviced arable operation and Beef livestock unit. There are some 57,700sqft of Agricultural Buildings both to the north and south of the St James Road centred on mainly concreted yards. The Period Principal Residence has a separate access off the frontage road and gardens mainly to the west. The house is believed to have originated prior to the 16th Century and was extended in Victorian and later times being naturally well lit and providing four bedroomed accommodation.

The holding stands in a well renowned farming district on the edge of All Saints village and the Common between the market towns of Bungay (6 miles) and Halesworth (5 miles). The nationally recognised North Sea Heritage coast at Southwold is about 14 miles with protected wildlife sites of special scientific interest. Diss with its main line rail link to Liverpool Street London is some 16 miles and the beautiful city of Norwich about 20 miles.

The house is believed to have been a ´Hall House´ with substantial timber frame, later brick cased in Victorian times and further extended mainly on the western side. The original accommodation has exposed timbers to both walls and ceilings with the principal chimney located between the Snug and Kitchen, the former having a woodburning stove set in an inglenook style fireplace with oak bressumer and the latter an Aga set in a substantial recessed opening. The Dining Room has a charming decorated tiled surround to the fireplace and the Sitting Room a wonderfully light room with views across the garden with south
and west facing aspects. At the northern end of the house is the modern farm office and large utility room with separate WC and shower. On the first floor there is a central landing with two main bedrooms on the frontage and at the rear, a further sitting area, bathroom and corridor to two further bedrooms. On the second floor is a floored attic with gable window. In all about 2900sq ft plus attic. This is a very comfortable house with south eastern aspect, attractive period features and large rooms, standing protected in the centre of the farm.

Ash Farm is a mixed holding with the owners formerly farming arable land considerably in excess of that currently being offered for sale which has resulted in grain storage capacity of around 1,800tonnes, substantial workshops and stores. In addition there is some 24,180sqft of dedicated cattle buildings with the beef unit taking calves from 10 days old through to finished weights at 18 months.

Building 1: 680sqm 7,310sqft Covered Muck Yard (circa 2010) (with adjoining dirty water lagoon).

Building 2: 544sqm 5,855sqft Grain Store (circa 1970s) steel framed with 3m grain walling, corrugated roof. 700T capacity. Reception pit, 25T holding bin, 15T Law-Denise continuous flow dryer and auger distribution.

Building 3: 739sqm 7,952sqft Grain Store (circa 1995) steel framed with 3m grain walling, corrugated roof. 1100T capacity with mill and mix area.

Building 4: 200sqm 2,150sqft Covered Cattle Yard (circa 1960s) steel framed, cement sheeted roof, concrete floor, feeding fronts and mangers.

Building 5: 260sqm 2,795sqft Covered Cattle Yard (circa 1960s) steel framed, cement sheeted roof, concrete floor, feeding fronts and mangers.

Building 6: 546sqm 5,869sqft Covered Cattle Yard (circa 1960s) concrete framed, cement sheeted roof, concrete floor, feeding fronts and mangers and incorporating a Calf House.

Building 7: 380sqm 4,091sqft Workshop (circa 1970s) steel framed, corrugated cement roof, concrete floor and incorporating workshop stores.

Building 8: 50sqm 541sqft Victorian Brick and Tile Range.

Building 9: 56sqm 605sqft General Store (extension of cattle yard).

Building 10: 180sqm 1,943sqft Store (circa 1950) with steel frame, profile steel sheet and blockwork clad, corrugated cement roof, concrete floor.

Building 11: 267sqm 2,873sqft Open Fronted Cattle Yard (circa 1980s) steel framed, corrugated cement roof, concrete floor, gated front yard.

Building 12: 246sqm 2,650sqft Dutch Barn/Covered Cattle Yard (circa 1980s) steel framed, corrugated cement roof, concrete floor, gated front yard.

Building 13: 136sqm 1,470sqft Covered Cattle Yard (circa 2010) steel framed, corrugated cement roof, concrete floor, gated front yard.

Building 14: Temporary Building now removed.

Building 15: 490sqm 5,271sqft Former Broiler House now Store with profile steel sheet roof, concrete floor and block walls.

Building 16: 592sqm 6,370sqft

The land is centred on 4 large productive enclosures with excellent road frontage.

See Brochure

The farm is registered for the basic payment scheme. Under the above scheme. Copies of the 2019, 2020 and 2021 claims and the RPA plans are available from the agents on request. The 2022 claim will be retained by the sellers and they will use all reasonable endeavours to transfer the relevant entitlements for future claims by the purchaser subject to RPA rules at that time, estimated at:
Lot 1: 67.28 non SDA entitlements
Lot 2: 20.88 non SDA entitlements


Tenure & Possession
The property is sold Freehold with vacant possession on completion.

Exchange of Contracts & Completion
A 10% deposit will be payable on exchange of contracts. Completion is schedule at or before 11th October 2022.

Easements & Rights of Way
The property is offered for sale subject to and with the benefit of all existing wayleaves, easements, quasi-easements, rights of way, covenants and restrictions whether mentioned in these particulars or not but to include:
· Anglian Water main easement passing along the St James Road frontage of NG5197/8472 and the Capps Lane frontage to NG3728.
· BT cable easement along the Capps Lane frontage to NG3728
· Public footpath passing over NG3728/8472/4007
· Wayleaves in respect of electricity poles
· The benefit to the farm of a right of way from the south-eastern extremity of NG8472through to the Rumburgh Road

Ingoing Valuation
The sellers will be taking their own crops at Harvest and there will be no ingoing valuation.

Sporting Minerals and Timber
Included in the sale;
1. Standing timber and minerals subject to the usual Statutory limitations.
2. All sporting rights.

The House - Council Tax Band F.
The Land - Upland Drainage Rate 388.89p/ha

The sellers have not elected to charge VAT on the sale of the property.

Local Authority
East Suffolk Council, Riverside, 4 Canning Road, Lowestoft, Suffolk, NR33 0EQ
Tel: 0333 016 2000

480volt mains electricity supply, septic tank foul drainage, metered mains water (separately metered to the house, the eastern, western and southern farm building complexes). No mains gas.

David Sprake, Sprake & Kingsley, 16 Broad Street, Bungay, Suffolk, NR35 1EN
Tel: 01986 891915 Email: [email protected]

Strictly by appointment with the agents Harleston Office. Tel Nick Durrant /Nikki George01379 851036

Contact Us
Durrants, 32-34 Thoroughfare, Harleston, Norfolk, IP20 9AU
Contact Nick Durrant. Tel: 01379 851036, Email: [email protected]

Property Location

To enlarge the floorplans please click on the plans.

Virtual Tour

Train Stations

  • Halesworth Rail Station 4.25 miles
  • Brampton (Suffolk) Rail Station 4.98 miles
  • Beccles Rail Station 7.85 miles
  • Darsham Rail Station 8.76 miles
  • Saxmundham Rail Station 12.07 miles


  • Rainbow, Halesworth 4.41 miles
  • Rainbow, Bungay 4.51 miles
  • Costcutter, Harleston 5.32 miles
  • Costcutter, Harleston 5.32 miles
  • Budgens, Harleston 5.52 miles

Primary Schools

  • Ilketshall St Lawrence School 3.18 miles
  • Mendham Primary School 3.87 miles
  • Edgar Sewter Community Primary School 4.20 miles
  • Earsham C.E.VA Primary School 4.49 miles
  • Bungay Primary School 4.75 miles

Secondary Schools

  • Bungay High School 4.21 miles
  • Archbishop Sancroft High School 5.67 miles
  • Sir John Leman High School 7.13 miles
  • Beccles Free School 7.72 miles
  • Stradbroke High School 8.21 miles

Distances are as the crow flies and the property listed may not be in the schools catchment area.

Contact our
Harleston office

Nathan Mortlock
Residential Area Manager - Diss and Harleston

32-34 Thoroughfare, Harleston, Norfolk, IP20 9AU

01379 852217
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