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Trout Ponds Farm, Twycross Road, Sheepy Magna, Atherstone, Leicestershire, CV9 3RT
29.53 ha (72.97 ac)
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Guide Price

Trout Ponds Farm is a delightful mixed used small holding located in west Leicestershire, which comprises of a three-bedroom house.

At the present Trout Pond Farm has a wealth of diversified uses, with an equestrian use, fishing ponds, arable land, and woodland.

The property comprises of a range of modern and traditional farm buildings. The buildings are currently being used as an equestrian livery with 15 stables.

The property extends to approximately 72.97 acres (29.53 hectares). There is a mixture of woodland, arable land, pastureland, and fishing ponds.

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About this property

Detailed Description

Trout Pond Farmhouse
It is understood that Trout Ponds Farmhouse was built in 1964 and is subject to an agricultural occupancy restriction.

Trout Pond Farmhouse is detached and of brick construction, the accommodation can be summarised as follows:

Front door leading to Hallway:

Hallway: - with door to kitchen/diner and staircase to first floor

Kitchen/Diner: 22ft (max) x 11ft 10" (max) - with fitted floor and wall units, with stainless steel sink and single drainer. Plumbing for washing machine, door to understairs cupboard. Doors to Lounge and Conservatory.

Lounge: 13 ft. 9" x 12 ft. 1"

Conservatory: 18 ft. x13 ft. 2" with W.C off. Plumbing for washing machine and door to outside.

Washroom: with W.C and wash basin and terrazzo flooring.

First Floor:

Landing: - with storage cupboard off and doors leading to Bedrooms and Family Bathroom.

Bedroom One: - 12 ft.8" x 12ft with fitted Bedroom furniture.

Bedroom Two: - 12 ft. x 7 ft. 11".

Bedroom Three: - 13 ft. 2" x 7 ft. 7".

Family Bathroom: - with a panelled bath, pedestal wash basin and W.C.

Farm Buildings
The property comprises a range of traditional and modern farm buildings.

A Three-bay pole barn.
B Pole barn, part brick construction with an additional lean-to
C Pole Barn, used to store farm equipment.
D Machinery store, which benefits from two roller shutter doors.
E "Crendon" style concrete framed building, with part breeze block walls with metal sheeting cladding above with eight internal equestrian stables.
F "Crendon" style concrete framed building with an additional lean-to. Metal sheet cladding with breeze block walls in part at the rear-end. Comprises of a fodder store and seven internal equestrian stables located within the lean-to.

The Land

The land is classified as Grade 3 on the MAFF produced land classification plans.
At present the cropping can be summarized as being approximately 37 acres of pasture/arable land, 29 acres of woodland and approximately 1 acre of open water.

The woodland was planted under a Farm Woodland Premium Scheme Case 7360 - Agreement 13FWP000849 and Case 7152- Agreement 13FWP000555 and Case 20302- Trout Pond III.

The purchaser of the property will required to abide with the remaining conditions of these agreements.

Taxation on Woodland:
Under the present tax legislation, it is understood that after two years of ownership woodland that is commercially managed would qualify for 100% relief for Inheritance Tax. It is also understood that timber sales are free from both income and capital gains tax and it may be possible to roll over capital gains tax into a percentage of the purchase price which is attributable to the land value.
Potential purchasers must take their own advice from their own accountants, financial advisors or similar to confirm the above.

Remarks and Stipulations:

Tenure and Possession:
The property is being sold freehold will be given upon completion.

Basic Payment Scheme
The farm as been registered for the Basic Payment Scheme with approximately 15 hectares of land being eligible for payments under the present scheme.

The vendor will be making the 2023 claim and the purchaser will be required to indemnify the vendor of any breaches in the scheme rules after completion of the purchase to the end of the claim year.

Method of Sale:
The property is being offered for sale by private treaty.

Mains water and electric are connected to Trout Ponds Farm. Central heating is from a bottled gas source. The drainage is via a private system to the rear.

Current: 71 Potential: 110

Trout Ponds Farm is accessed via a right of way over Rodney Gardens highlighted blue on the accompanying plan, which then leads to a private drive leading to the farmstead.

Town and Country Planning:
It is understood that Trout Ponds Farmhouse is subject to an agricultural occupancy restriction. Planning consent was granted on the 13th September 2002 for 'the change of use of an agricultural building to livery stables with alterations' .Planning Ref 02 -00853/cou.

Development Uplift Clause:
A development uplift clause on the area hatched orange, shown on the accompanying plan, entitling the vendor and their successors to 30% of the increase in value as a result of any change of use for a period of 25 years. For the avoidance of doubt, any agricultural or equestrian change of use will not trigger this clause.

Local - Hinckley & Bosworth Borough Council 01455 238141
County Council - Leicestershire County Council 0116 232 3232

Should any dispute arise between the vendor and the purchaser upon any point whatsoever (not involving a question of law) arising out of the Remarks and Stipulations, Particulars of Plan or as to the interpretation thereof, the matter in dispute shall not annul the sale, but shall be referred to the arbitration of the agents, whose decision shall be final and binding on all parties to the dispute and in every such arbitration the agents shall decide how the cost of such reference shall be borne.

Wayleaves, Easements and Right of Way:
The property is accessed via a right of way across the Rodney Gardens Estate which is highlighted blue on the accompanying plan. Otherwise, the property is sold with the benefit of all wayleaves, easements and rights of way, whether mentioned or not.

Fixtures and Fittings: -
All items in the written text of these particulars are included in the sale. All other items are expressively excluded regardless of inclusion in any photograph. Purchasers must satisfy themselves that any equipment included in the sale of the property is in satisfactory order.

Plans and Particulars:
These are believed to be correct, but their accuracy is not guaranteed, and no claim can be admitted for any errors or discrepancies.

Important Notices:
1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Brown & Co Fox Bennett in the particulars or by word of mouth or in writing ("information") as being factually accurate about the property, its condition or its value. Neither Brown & Co Fox Bennett nor any joint agent has any authority to make any representations about the property and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessors(s).

2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only.

3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct.

4. VAT: The VAT position relating to the property may change without notice.

Photographs dated: March 2023
Particulars dated: March 2023


Trout Ponds Farm is located to the west of the village of Sheepy Magna, which is approximately 2 miles North of the market town of Atherstone and the A5 highway.

The village of Sheepy Magna has a number of local amenities such as a public house, primary school and Italian restaurant.

Location : What3Words - cornering.extremes.kicks

Business Rates

The property may benefit from Small Business Rates Relief which may reduce the rates payable. Please contact the agents for more information.


Mains water and electric are connected to Trout Ponds Farm. Central heating is from a bottled gas source. The drainage is via a private system to the rear.


For further information and an appointment to view, please contact Richard Newey on 0116 2814931.

To arrange a viewing contact

5 Geoff Monk Way, Birstall, Leicester, Leicestershire, LE4 3BU

0116 281 4937

5 Geoff Monk Way, Birstall, Leicester, Leicestershire, LE4 3BU

07787 877057

01162 894719

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