Poughnhill Farm, Caynham

Poughnhill Farm blends a traditional and comfortable family home, with extensive opportunities for the new owner to develop their own equestrian, agricultural, environmental, or sporting interests. With a productive area of farmland suitable for grazing and mowing (which could either form the basis of a personal farming enterprise, or provide an income from lettings and environmental management schemes).

The farm sits within the rolling Shropshire countryside, accessed across a private bridge, with the land running up to and including Caynham Camp, an iron-age hill fort and now a significant marker in the landscape offering superb views. The farm comprises a combination of larger enclosures, smaller fields potentially suitable for equestrian purposes, and grazing on the hill side running up to the camp, bordered by mature hedges and woodland.

Poughnhill now forms a small hamlet of six houses, at the centre of which sits Poughnhill Farmhouse. A traditional stone under slate farmhouse, with six bedrooms across the first and second floors. Offering a wealth of character features and flexible space on the ground floor.

Also included is Fixhill Cottage, a three bedroom bungalow let on an Assured Shorthold Tenancy agreement. Offering an additional income or scope for secondary accommodation.

Whilst the principle attraction of the farm is doubtlessley the unique opportunity to steward this part of a historic landscape the farm will also serve as a comfortable family home. Poughnhill Farm itself is just south of the popular market town of Ludlow, home to a strong collection of
independent businesses as well as key local services and schools. Access to the nearby towns of Shrewsbury, Worcester and Hereford provide additional facilities.

Poughnhill Farmhouse: A traditional six bedroom farmhouse providing ample and comfortable accommodation. Poughnhill Farmhouse is approached along the private drive, with parking to the front and a shared carport to the side of the property. A small private garden to the front provides a secure outdoor space within the farm for relaxing and outdoor dining. Upon entering the property you arrive in a traditional quarry tiled hall, leading to the two reception rooms and kitchen.

The living room contains a wealth of character, including a feature fireplace (equipped with a log burner) and exposed beams. The dining room is similarly appointed, with a decorative open fireplace and oak flooring. At the rear of the property is a kitchen, with a quarry tiled floor,
leading to the boot room and large store. The ground floor store provides flexible space. Finally, the ground floor also contains a WC and additional rear store, the old salting room. The first floor landing leads to four bedrooms (one en suite) and a family bathroom. The second floor
provides two generous bedrooms, second family bathroom, and access to storage space. The farmhouse is heated via oil fired central heating and we are informed that the property is connected to a mains water supply and a private septic tank. Approximately 4,141sqft (384 sqm)
excluding the carport.

Fixhill Cottage: A three bedroom detached bungalow sitting within its own private garden. Currently let on an Assured Shorthold Tenancy, the cottage could lend itself to a range of future uses for the new owner. Comprising an entrance hall, leading to two bedrooms (one of which is currently used as a dinning room), WC, bathroom, and reception room. The main reception room, which features a log burner, leads onto the final bedroom and kitchen. The kitchen provides further access to the stores and boot room. We understand that the property is heated via oil central heating, benefits from a mains water connection and a private septic tank. Approximately 1,031sqft (95 sqm).

Poughnhill Farmland: The land runs up from the boundary either side of the Ledwyche Brook to Caynham Camp. Classed as Grade 2 and Grade 3 on the Agricultural Land Classification scale, the farm has in recent years been managed through mowing as well as the grazing of sheep and cattle under licence. The land benefits from a private water supply which supplies the troughs on the farm. The current owners have implemented both a Sustainable Farming Incentive Scheme and a Higher-Tier Countryside Stewardship Scheme (both of which commenced January 2024, the sale shall be subject to both agreements).

The land lends itself to a variety of uses and management styles, enabling future owners to manage a grass based farming system, a focus on biodiversity or carbon objectives, or a variety of wider personal interests or diversifications such as equestrian uses or sporting potential.

The farm contains a variety of small copses and woodland, as well as established hedgerows containing mature trees. These could be supplemented with additional planting, subject to the necessary consents where appropriate, should the new owners wish.

Caynham Camp: An Iron-Age Hillfort (and scheduled monument), occupying the highest part of the farm, with commanding views over the local countryside. Whilst still clearly visible, the camp is now ringed by mature trees and has formed an extremely attractive haven at the top of Poughnhill Farm.

Farm Buildings & Orchard: Within the main farmyard is a modern agricultural shed, let for livestock housing alongside the farmland but suitable for a variety of uses (such as machinery or fodder storage in connection with the management of the farm). Also included is a small traditional building, currently used for storage, but potentially suitable for alternative uses subject to the necessary consents. Above the farm sits a traditional orchard, containing a number of fruit trees.

Sporting Rights: The shooting rights have been let on an annual licence to a neighbouring shoot, likewise the fishing rights are similarly let to a a local club whom fish for, principally, brown trout and grayling in the Ledwyche Brook. The sale will be subject to any remaining term on these licences for the current year, whereafter a new owner will be free to manage these rights as they see fit.

Sheet Road Land and Woodland: At the Southernmost part of the farm, adjoining Sheet Road, is around twelve acres of established woodland and pasture running either side of the Ledwyche Brook. The land has been managed through grazing (in the main) and provides an extremely pleasant environment for paddocks, fishing, or simply enjoying the surrounding environment. Access to both sides of the brook is available off the adjoining highways.

General Remarks:-

Method of Sale: The property is offered for sale by private treaty, as a whole, or in lots by separate negotiation. For further details please contact the selling agents.

Tenure and Possession: Vacant possession will be given upon completion subject to the occupancies described below:

Fixhill Cottage – Assured Shorthold Tenancy – Periodic tenancy since 05/02/2017
Poughnhill Farmland – Grazing Licence – To 28th February 2025
Poughnhill Farm Buildings – Licence – To 30th September 2025
Sporting Rights – Shooting Sporting Licence – Ends 2nd March 2025
Sporting Rights – Fishing Sporting Licence – In place for the 2024 season, to be renewed

Services:- Poughnhill Farmhouse: Oil Heating, Mains Electric and Water. Private Septic Tank / Fixhill Cottage: Oil Heating, Mains Electric and Water. Private Septic Tank Mains

EPC Rating: Poughnhill Farmhouse E / Fixhill Cottage E

Council Tax: Poughnhill Farmhouse G / Fixhill Cottage C

Local Authorities: Shropshire County Council (0345 678900)

Data Room: Further information about Poughnhill Farm can be found in the data room. Please contact the joint selling agents for access.

Minerals, Sporting and Timber Rights: The minerals, sporting and timber rights, so far as they are owned are included in the sale.

Planning: The farm is offered subject to any development plans, trees preservation orders, ancient orders, public rights of way, town planning schedules or resolutions and planning charges which may be or come into force. The purchaser will be deemed to have full knowledge of these and satisfies themselves as to the effects that such matters have on the property. The selling agents are not aware of an Agricultural Occupancy Condition applying to either residential property but note that buyers must make their own enquiries in this regard.

Grant Schemes: Poughnhill Farm is subject to a Sustainable Farming Incentive Scheme and Mid-Tier Countryside Stewardship, both commencing 1st January 2024, which will be transferred.

Basic Payment Scheme (BPS): There are no BPS entitlements included in the sale.

Postcode: SY8 4JY

VAT: In the event that the sale of the property, or part of it or any right attached to it, becomes chargeable for the purposes of VAT, such tax will be payable by the purchaser in addition to the consideration.

Fixtures and Fittings: Those items mentioned in these sales particulars are included in the freehold sale. All other fixtures, fittings and furnishings are expressly excluded. Buyers should be aware that Fixhill Cottage is let unfurnished without white goods and any tenant’s fixtures and fittings are specifically excluded.

Sporting: Shooting over the farm is let on an annual licence as part of a wider local shoot. Fishing on the Ledwyche Brook is also let on an annual licence, the sale shall be subject to any remaining term on either licence.

Easements, Covenants, Rights of Way and Restrictions: Poughnhill Farm is offered for sale subject to and with the benefit of all rights of way either public or private, all easements and wayleaves, whether specifically mentioned or not. There are public rights of way across the farm. For
further information, please ask the selling agents.

Statutory Designations: Camp is a Scheduled Monument, part of the woodland is classified as Ancient Woodland, buyers should make their own enquiries regarding these and any other designations.

Viewing and your Safety: All viewings must be accompanied and arranged through the joint selling agents. In keeping with the nature of the property, we advise that all viewers bring sensible footwear and clothing to view the property.