291 Acres – Hall Farm, Upton, Gainsborough


For Sale £2,470,000

land for sale in Gainsborough, Lincolnshire

A rare opportunity to acquire a sizeable block of Grade III arable and permanent pasture with vacant possession lying either side of the village of Upton, near Gainsborough.
Available as a whole or in 8 Lots by Informal Tender (deadline 8th August 2024, 12 Noon). All land is available with vacant possession on 10th October 2024 with early entry possible.

Hall Farm, Upton, Gainsborough -

The Whole – 291.03 Acres
Guide Price – £2,470,000 (£8,487/ac)

Lot 1 – 92.84 Acres (Arable)
Guide Price – £750,000 (£8,079/ac)

Lot 2 – 3.85 Acres (Permanent Pasture)
Guide Price – £35,000 (£9,800/ac)

Lot 3 – 14.01 Acres (Permanent Pasture)
Guide Price – £140,000 (£9,992/ac)

Lot 4 – 1.721 Acres (Brick Building and Yard)
Guide Price – £200,000

Lot 5 – 88.17 Acres
Guide Price – £675,000 (£7,656/ac)

Lot 6 – 69.46 Acres (Arable Land)
Guide Price – £500,000 (£7,198/ac)

Lot 7 – 15.62 Acres (Arable Land)
Guide Price – £125,000 (£8,004/ac)

Lot 8 – 5.36 Acres (Permanent Pasture)
Guide Price – £45,000 (£8,487/ac)

Location -

The farm lies to the east and west of Upton, a medium village near to Gainsborough in Lincolnshire.
Postcode – DN21 5NQ
What3words – ///proclaims.below.soccer
Gainsborough – 5 miles
Lincoln – 15 miles

Lot 1 - 37.57 Ha (92.84 Ac) -

Arable land amounting to 92.84 Acres lying east of
Upton with access down the track from Church Road.
The land is in 4 straightforward fields, with the River Till dividing two of the field parcels. There is mains water to the land and it is accessed down a private track. The soils in this block are productive having grown sugar beet and cereals with grass leys. Part of Lot 1 falls into the IDB area.

Lot 2 - 1.56 Ha (3.85 Ac) -

Permanent Pasture accessed via the private track leading east from Church Road. The field has a gated entrance and has been reseeded in recent years. There is potential for amenity, environmental, and equestrian use stpp.

Lot 3 - 5.67 Ha (14.01 Ac) -

A permanent pasture field close to the village with road frontage to both the High Street and Avenue B. There is potential for amenity, environmental and equestrian use stpp. There is a small pond and public footpaths that run through this Lot.

Lot 4 - 0.70 Ha (1.721 Ac) Yard -

A yard with Grade II listed red brick and pantile barn (c.115sqm) and further redundant brick barns with further open yard. There is a gated access and road
frontage to High Street, Upton. The yard has houses either side and across the road and offers potential for development subject to planning. There is water and 3- phase electric to the yard. This lot is subject to Overage, see below.

Lot 5 - 35.68 Ha (88.17 Ac) -

Lying immediately west of Upton is a block of nine fields, mostly arable with two fields of permanent pasture. The fields are well hedged with three large and six smaller fields. There is road frontage and access from both the High Street and Padmoor Lane. The field fronting High Street has two ponds. There is mains water to Lot 5. Part of Lot 5 falls into the IDB area.

Lot 6 - 28.11 Ha (69.46 Ac) -

West of Lot 5 are four further arable fields accessed off Padmoor Lane. The land is Grade III and is partly underdrained. This lot falls into the IDB area. There is mains water to this lot.

Lot 7 - 6.32 Ha (15.61 Ac) -

A single square field of arable land to the north of Padmoor Lane.

Lot 8 - 2.17 Ha (5.36 Ac) -

A single square field of permanent pasture to the north of Padmoor Lane with mains water. The field is within the IDB area. Road frontage and gated access.

The Land -

The land is all Grade III on the MAFF Land Classification and is shown on the Soil Survey for England as: Wickham 2; Slowly permeable seasonally waterlogged fine loamy over clayey soils, fine silty over clayey and clayey soils.

The land is suited mainly to cereals, with sugar beet also grown.

Drainage -

There are under-drainage schemes in places. Parts of the holding are within the Upper Witham Internal Drainage Board management area, as indicated in the above description of each lot.

Cropping -

Past cropping is shown in the schedule below.

Access -

Lots 3, 4, 5, 6, 7 & 8 have road frontage with good access.

Lots 1 and 2 are accessed from a privately owned track, partly owned by LL83094, over which there is a right of way. Repair and maintenance obligations are unknown.

Services -

There is 3-phase mains electricity and water to Lot 4.
There is mains water to Lots 1, 5, 6 & 8. Prospective purchasers should make their own enquiries on the suitability and connections to mains services.

Rural Payments -

The land is registered for the Basic Payment Scheme however no Entitlements nor Delinked Payments will be available. There is a Mid-Tier Countryside Stewardship agreement in place with grassland options and margins. This will be terminated on 31 December 2024 and the Tenant will retain payments. The purchaser will adhere to the scheme requirements until the end for 2024 and indemnify the outgoing Tenant. Further detail is available from the Agents.

Outgoings -

Some of the land lies within the Upper Witham Internal Drainage Board, with recent charges around £679.74 p.a. There are General Drainage Charges to the EA on the balance with recent charges around £134 p.a. Both of these will be apportioned appropriately.

Designations -

The land lies within a Nitrate Vulnerable Zone. Sections of the arable land lie within Flood Zones 2&3.

Boundaries -

The buyer(s) shall be deemed to have full knowledge of all boundaries and neither the seller nor the joint agents will be responsible for defining the boundaries or their ownership.

Title -

The land is registered under title LL292194 and LL297259.

Tenure -

The farm is sold freehold with vacant possession on 10th October 2024. The farm is currently let to P. Fotheringham Esq. and there is a surrender agreed. It has been under the careful husbandry of the Fotheringham family for three generations.

Holdover and Early Entry -

Possession is subject to Holdover at no charge for the grassland until 10th October 2024. There is the option of early entry on the arable land with details to be agreed.

Tenantright or Dilapidations -

There will be no claim for tenantright or dilapidations.

Planning -

The property is located within West Lindsey District Council and there is no recent planning history. The Central Lincolnshire Plan identifies Upton as a small village. The barn in the yard is Grade II listed.

Overage -

Lot 4 only is sold subject to an overage provision whereby the vendors and their successors in title shall be entitled to 50% of any uplift in value to the subject land as a result of the granting of planning consent for residential development, on each and every occasion for a period of 25 years from completion. The effective value based on the granting of planning consent on the date of consent being granted.

Rights of Way, Easements & Wayleaves -

The land is sold subject to and with the benefit of all existing rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and all other rights, easements, quasieasements and all wayleaves whether referred to in these particulars or not. In particular there is a high pressure gas pipeline (mainly Lot 6), electric wayleaves and public footpaths.

Sporting, Timber & Mineral Rights -

The timber, mineral and sporting rights are included in the sale so far as they are owned. They are in hand.


It is understood that none of the land is elected for VAT.

Viewing -

Viewing of Lots 1, 2, 3, 5, 6, 7 & 8 is permitted during normal office hours when in possession of a set of these particulars. Parties viewing should note this is a working farm and they are responsible for their own safety and accordingly view at their own risk.

Viewing of Lot 4 is by appointment only with prior arrangement through either Agent.

Method of Sale -

The land is offered for sale freehold by informal tender as a whole or in lots (unless previously sold). All offers are subject to the tender conditions provided on the tender form and are to reach either Agent by 12 noon on 8th August 2024.

Buyer Identity Check -

Prospective buyers will be required to provide the necessary identification for the purposes of the Anti-Money Laundering regulations.

Solicitors -

Roythornes Solicitors
Enterprise Way, Pinchbeck, Spalding, PE11 3YR
01775 842500

Joint Agents -

Robert Bell & Company, Horncastle
F.A.O. George Harrison
01507 522222 option 4

Perkins George Mawer & Co., Market Rasen
F.A.O. Elton Moulds
01673 843011

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