About this property

For sale by online auction on 12th November 2025. Bidding window opens on 11th November 2025 at 11am. Guide price £15,000-£25,000 plus fees.


DESCRIPTION
A single parcel of land located on the South Side of Fodder Fen Drove, extending to approximately 1.98 acres (0.8 hectares).

The land is currently vacant, and we understand it has been used for Arable cropping in the past. We understand access to the Land is via Cooks Drove.

TENURE & POSESSION
The Freehold is for sale with Vacant Possession.

SERVICES
We are not aware that any services are connected to the land.

PLANS & AREAS
These are prepared as carefully as possible by reference to digital OS data and HM Land Registry. The plans are published for illustrative purpose only and although they are believed to be correct their accuracy cannot be guaranteed.

OUTGOINGS
A general drainage charge is payable on the Land to the Environment Agency.

EASEMENTS, WAYLEAVES & RIGHTS OF WAY
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 other rights, easements, quasi-easements, and all wayleaves whether referred to or not in these Particulars.

There are existing overhead electricity cables which cross the land as well as an underground water pipe.

STATUTORY DESIGNATION
The Land lies within a Surface and Groundwater Nitrate Vulnerable Zone.

VAT
Should any sale of the Land, or any right attached to it become a chargeable supply for the purpose of VAT, such tax shall be payable by the Purchaser in addition to the contract price.

SPORTING, MINERALS AND TIMBER
All sporting and mineral rights and timber or timber like trees (Except as reserved by the Statute or to the Crown) as far as they are owned.

HEALTH & SAFETY
Viewers should be careful and diligent whilst on the Land. Neither the seller nor Seller's Agents are responsible for the safety of those viewing the property and accordingly those viewing the property do so at their own risk.

DISPUTES
Should any disputes arise as to the boundaries or any matters relating to these Particulars or the interpretation thereof, the matter will be referred to an Arbitrator appointed by the Selling Agents.

Agent's Note: The successful bidder will be required to pay the auctioneers listing fee of £3,600 (including VAT) in addition to the administration charge of £1,170 (including VAT) and deposit on the auction day.

Solicitors: Ashtons Legal (Attn Sarah Fish), Trafalgar House, Meridian Business Park, Norwich, NR7 0TA. Tel 01603 703216

LOCATION
The Land is located on the southside of Fodderfen Drove, West Row, Bury St Edmunds, Suffolk.

The land is situated approximately 3 miles North of the village of West Row. West Row village is approximately 17 miles Northwest of Bury St Edmunds and 13 miles Southeast of Ely.

DIRECTIONS
Starting from West Row village Hall - North along Beeches Road into Thistley Green, Turn left onto The Green at the Junction in the middle of Thistley Green. Follow The Green until it becomes Cook's Drove. Remain on Cook's Drove for approximately 2 miles until Junction where Cooks Drove can turn onto Fodderfen Drove. The land is located at this Point.

NOTES
Buyer Fees: Please note that the successful bidder will be required to pay the agent's listing fee of £3,600 (inclusive of VAT) in addition to the administrative charge of £1,170 (inclusive of VAT). These fees are due and payable by the winning bidder immediately after the auction ends. The successful bidder will additionally pay over to the auctioneer a deposit of 10% of the purchase price, subject to a minimum of £5,000, after the timed auction ends. All payments to be made by debit card payment or electronic bank transfer to the Brown&Co Client Account, the details of which will be provided by the auctioneer to the successful bidder shortly after the auction ends. Other fees may be payable on completion and will be detailed within the Special Conditions of Sale to be found within the published Auction Pack.

Ability to Buy: This property is being sold under Unconditional Auction Rules creating a legally binding contract at the conclusion of the timed auction. DO NOT bid unless you can complete the sale within 28 days, or on the terms specified within the Special Conditions of Sale.

Help and Assistance: If you have any questions or require any clarification as to the online auction process please contact the auctioneer prior to commencement of the bidding window as we will be unable to enter into any discussions once the auction has started.

Bidding Process: Prior to bidding the bidder will complete a Passport-to-Bid process, which requires registration, verification and agreement to Buyers Terms.

How To Follow the Auction: Use 'Watch' button to follow the auction. If you register to Watch an auction you will receive email notifications of any bidding activity on the specific lot.

How It Works: Unconditional Timed Auction Online: This is a binding method of sale similar to a traditional public property auction. The only difference is the bidding takes place online. The successful purchaser will be required to pay a 10% deposit (subject to a minimum payment of £5,000) on the fall of the virtual gavel and contracts will be exchanged. Bidding for properties online works in a similar fashion to eBay. You can place bids using your PC, tablet or mobile phone and the minimum amount you can bid is defined by the 'bid increment' level. When you place a bid, the property listing page will show you if your bid was successful and whether or not you are the highest bidder. When you are the highest bidder on a property, if another bidder outbids you the system will notify you by email so that you can place another bid if you wish. The major difference from eBay is that our system eradicates sudden death 'bid sniping' through the use of auction 'extension times'. If you have any questions or require any clarification please contact the auctioneer.

Agents Notes: (1) All measurements are approximate and quoted for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied upon. (2) Any fixtures, fittings and appliances referred within these published details have not been tested and therefore no guarantee can be given that they are in working order. (3) Internal photographs are reproduced for general information and it is not inferred that any item shown within any picture is included with the property. (4) Photographs shown within these details may have been taken with a camera using a wide-angle lens. (5) These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. (6) In accordance with UK Anti Money Laundering Regulations Intending buyers will be asked to produce original Identity Documentation, Proof of Address and be subjected to an electronic ID verification check before a purchase conveyance is instructed. (7) Brown&Co comply with the General Data Protection Regulation (EU) 2016/679 ("GDPR") please visit our website www.brown-co.com for our Privacy Statement, Subject Access Requests can be submitted to dataprotectionmanager@brown-co.com . (8) Brown&Co are regulated under the RICS code of conduct. (9) Brown&Co are a member of The Property Redress Scheme, Membership Number: PRS012758 https://www.theprs.co.uk/ (10) Brown&Co is a member of RICS Client Money Protection Scheme, RICS Firm Reference: 016189 (11) Brown&Co-Property And Business Consultants LLP trading as Brown&Co Registered Company Number OC302092. (11) Registered Office Address - The Atrium, St George's Street, Norwich, Norfolk, NR3 1AB