Guide Price £850,000

Manor Farm Fishery, Great North Road, Biggleswade, Bedfordshire

  • Area

    area
    83.3Acres

General information

Location
The property is extremely well located to the south of Sandy in Bedfordshire on the southbound side of the A1. Bedford 11 miles, Cambridge 23 miles, Milton Keynes 26 miles and London 48 miles.

Lot 1 - Manor Farm Fishery
The fishery has been developed over the last 25 years from a series of former gravel pits into an extremely profitable commercial coarse fishery offering specimen, pleasure and match fishing set in approximately 83.3 acres (33.7 ha) of landscaped grounds with the benefit of six fishing lakes and fishing on the River Ivel.

The fishery has the benefit of 3 car parks, excellent access off the A1 together with internal access roads. The lakes are all fed via ground water and are heavily stocked with mixed coarse fish species and has the benefit of otter fencing.

Carp Lake
Extending to approximately 5.1 acres (2.06 ha) with 31 pegs and a maximum depth of 13 ft. Established in 1997 and stocked with around 300 carp averaging between 16lbs and 19lbs with approximately 60-70 20lbs plus carp and 3 to 5 30lbs plus carp.

Becks Lake
Extending to approximately 4.3 acres (1.74 ha) with 31 pegs and a maximum depth of 13 ft. A mature lake with many features and excellent runs water with carp to mid 20lbs, bream, tench, perch and pike.

Match Canal
Extending to approximately 0.9 acres (0.36 ha) with 23 pegs and an average depth of 5 ft. Opened in 2005 the Canal is heavily stocked with carp to 10lbs, bream, skimmers, roach, perch, rudd and tench. The Match record was set in September 2015 with a weight of 200lbs.

Winters Lakes
Extending to approximately 4.7 acres (1.90 ha) with 8 pegs and a maximum depth of 12 ft. The lake was established in 2004 and has the benefit of several islands. Stocked with predominantly carp between 20-35lbs plus together with some roach/rudd hybrids over 4lbs.

Booney's Lake
Extending to approximately 13.1 acres (5.30 ha) with 30 pegs and a maximum depth of 15 ft. Excavated in the late 80s, originally a nature reserve. The largest lake on the fishery with lots of features. Stocked with predominantly carp up to 34lbs plus together with pike 18lbs, tench 10lbs and rudd 2lbs.

Blunham Lake
Extending to approximately 1.6 acres (0.65 ha) with 23 pegs and a maximum depth of 12 ft. The lake has the benefit of parking available down one side making it ideal for anglers less able to walk.

Stocked with a mixture of coarse fish including roach, rudd, perch, tench, bream and carp to 20lbs. A truly mixed fishery ideal for pleasure anglers. This lake is currently available for day ticket fishing only.

River Ivel
Extending to approximately 1,250m of single bank fishing on the River Ivel which runs along the eastern boundary. A wonderful meandering stretch of the river with depths of between 3-5 ft with a variety of river bed conditions and features. Species include barbel to 15lbs plus, chub to 5lbs plus, bream, roach, pike and the occasional eel.

Buildings
The fishery has the benefit of a purpose built shower block with ladies, gents and disabled toilet facilities situated adjacent to the office units.

Touring Caravan Site
Extending to 1 acre (0.4 ha) an 18 pitch touring caravan site with electric hook-ups and chemical waste disposal points.

At present the pitches are all grass and there is the potential to upgrade the site further if required. Situated immediately inside the access gates to the fishery and close to the Carp Lake.

There is an additional grassed field to the south of Blunham Lake extending to approximately 1.5 acres (0.6 ha), which is ideal for events and caravan rallies.

The Business
Income is generated from the sale of day tickets, season tickets, match fees and tuition. Manor Farm Fishing is predominantly a day ticket water selling day, evening and 24 hour tickets together with a limited number of day and 24 hour season tickets. A full schedule of prices is available on the Manor Farm Fishing website.

The business has the benefit of an active well designed website, together with an online booking system which will be included in the sale.

The business for the year ending 31st March 2018 shows a total turnover in the region of £188,000 (Excluding Damsel Lake). Full accounts are available to interested parties after viewing.

Lot 2- Unit 5 Retail Unit and Bivvy Barn (currently tackle shop)

Manor Farm Fishing Limited currently operates from Unit 5 as a separate trading business, which is available by separate negotiation together with stock at valuation.
Full accounts are available to interested parties after viewing.

Business Rates
There are no business rates payable on the fishery or the facility building.
Unit 5 (Tackle Barn and Bivvy Barn) RV £17,000
Caravan Park RV £182

Services
Mains water and electricity, private drainage are connected to the buildings.

Tenure & Possession
The fishery and Unit 5 (Retail Unit) are offered for sale freehold with vacant possession on completion.

Fixtures, Fittings & Stock
The sale includes fixtures and fittings and fish stocks within the lakes. Fenn Wright are not liable in any way for the quality or quantity of the fish stocks, nor any death or disease that may affect such stocks. Purchasers must satisfy themselves as to the quality and quantity of the fish stocks prior to purchase.

Rights of Way & Easements
The property is sold subject to and with the benefit of all existing Rights of Way, whether public or private, light, support, drainage, water and electricity supplied in other rights obligations, easements, quasi-easements and restrictive covenants or all existing proposed wayleaves for masts, staves, cables, drains, water and gas and other pipes, whether referred to in these particulars or not.

The fishery will have the benefit of a right of way at all times and for all purposes over the main access drive, (marked A-B) and over the land coloured brown (marked B-C) to access unit 5. Manor Farm Fishery will within 3 months of erection of any dwelling which requires a water supply, arrange to install either a new mains water supply or an alternative borehole supply.

The necessary easements will be granted. Manor Farm Fishery will retain the right to erect/maintain signs to the entrance to Manor Farm. The 2018 season ticket holders will have a right of access to Damsel Lake until 31st December 2018.

Covenants
Damsel Lake is being retained by the owner of Manor Farm. A covenant will be in place which prohibits the sale of day tickets on this lake. The owner will give the purchaser of the fishery first option for the lease of Damsel Lake.

Planning
A pre-planning application has been submitted to the local authority to establish the likelihood of obtaining permission for a dwelling attached to the fishery.

Fishery Access
The vendors will (subject to planning) create a new access into the fishery at point B, adjacent to unit 5.

Consumer Protection Regulations
Under the regulations, what we say or publish about a property must not be false or misleading and we must provide certain material information to enable a potential viewer or purchaser to take an informed transactional decision.

Measurements
Any areas, measurements or distances referred to as approximate are given as a guide and are not precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries.

Important Notice
Fenn Wright for themselves and the Vendor of this property whose Agents they are, give notice that: The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute part of an offer or contract.

Prospective purchaser/s and lessees should seek their own professional advice. All descriptions, dimensions, areas, reference to condition and if necessary permissions for use and occupation and their details are given in good faith and believed to be correct. Any intending purchaser/s should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. No person in the employment of Fenn Wright has any authority to make or give any representation or warranty, whether in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Vendors.

No responsibility can be accepted for any expenses incurred by any intending purchaser/s in inspecting properties that have been sold, let or withdrawn.

Website
manorfarmfishing.com

Local Authority
Central Bedfordshire Council
Kilgour Court,
Bassett Rd,
Leighton Buzzard
LU7 1AT

Particulars prepared: June 2018

Guide Price
Lot 1 - Manor Farm Fishery - £850,000
Lot 2 - Unit 5 Retail Unit and Bivvy Barn - £250,000

VAT
Unit 5 is subject to an option to tax. Therefore VAT will be applicable to the purchase price of lot 2.

Viewing Strictly by Appointment Through:
Fenn Wright
1 Tollgate East
Stanway
Colchester
CO3 8RS
Tel: 01206 216555
Email: mjf@fennwright.co.uk / tjg@fennwright.co.uk
Contact: Martin Freeman or Tom Good

*Safety Note to Fishery Buyers*
Please ensure care is taken when viewing and walking near to lakes and areas of water. Do not walk close to the edge of waterways, and ensure children are supervised at ALL times. Lakes, Ponds & Rivers can be very dangerous so THINK SAFETY FIRST!

Property summary

Location
The property is extremely well located to the south of Sandy in Bedfordshire on the southbound side of the A1. Bedford 11 miles, Cambridge 23 miles, Milton Keynes 26 miles and London 48 miles.

Lot 1 - Manor Farm Fishery
The fishery has been developed over the last 25 years from a series of former gravel pits into an extremely profitable commercial coarse fishery offering specimen, pleasure and match fishing set in approximately 83.3 acres (33.7 ha) of landscaped grounds with the benefit of six fishing lakes and fishing on the River Ivel.

The fishery has the benefit of 3 car parks, excellent access off the A1 together with internal access roads. The lakes are all fed via ground water and are heavily stocked with mixed coarse fish species and has the benefit of otter fencing.

Carp Lake
Extending to approximately 5.1 acres (2.06 ha) with 31 pegs and a maximum depth of 13 ft. Established in 1997 and stocked with around 300 carp averaging between 16lbs and 19lbs with approximately 60-70 20lbs plus carp and 3 to 5 30lbs plus carp.

Becks Lake
Extending to approximately 4.3 acres (1.74 ha) with 31 pegs and a maximum depth of 13 ft. A mature lake with many features and excellent runs water with carp to mid 20lbs, bream, tench, perch and pike.

Match Canal
Extending to approximately 0.9 acres (0.36 ha) with 23 pegs and an average depth of 5 ft. Opened in 2005 the Canal is heavily stocked with carp to 10lbs, bream, skimmers, roach, perch, rudd and tench. The Match record was set in September 2015 with a weight of 200lbs.

Winters Lakes
Extending to approximately 4.7 acres (1.90 ha) with 8 pegs and a maximum depth of 12 ft. The lake was established in 2004 and has the benefit of several islands. Stocked with predominantly carp between 20-35lbs plus together with some roach/rudd hybrids over 4lbs.

Booney's Lake
Extending to approximately 13.1 acres (5.30 ha) with 30 pegs and a maximum depth of 15 ft. Excavated in the late 80s, originally a nature reserve. The largest lake on the fishery with lots of features. Stocked with predominantly carp up to 34lbs plus together with pike 18lbs, tench 10lbs and rudd 2lbs.

Blunham Lake
Extending to approximately 1.6 acres (0.65 ha) with 23 pegs and a maximum depth of 12 ft. The lake has the benefit of parking available down one side making it ideal for anglers less able to walk.

Stocked with a mixture of coarse fish including roach, rudd, perch, tench, bream and carp to 20lbs. A truly mixed fishery ideal for pleasure anglers. This lake is currently available for day ticket fishing only.

River Ivel
Extending to approximately 1,250m of single bank fishing on the River Ivel which runs along the eastern boundary. A wonderful meandering stretch of the river with depths of between 3-5 ft with a variety of river bed conditions and features. Species include barbel to 15lbs plus, chub to 5lbs plus, bream, roach, pike and the occasional eel.

Buildings
The fishery has the benefit of a purpose built shower block with ladies, gents and disabled toilet facilities situated adjacent to the office units.

Touring Caravan Site
Extending to 1 acre (0.4 ha) an 18 pitch touring caravan site with electric hook-ups and chemical waste disposal points.

At present the pitches are all grass and there is the potential to upgrade the site further if required. Situated immediately inside the access gates to the fishery and close to the Carp Lake.

There is an additional grassed field to the south of Blunham Lake extending to approximately 1.5 acres (0.6 ha), which is ideal for events and caravan rallies.

The Business
Income is generated from the sale of day tickets, season tickets, match fees and tuition. Manor Farm Fishing is predominantly a day ticket water selling day, evening and 24 hour tickets together with a limited number of day and 24 hour season tickets. A full schedule of prices is available on the Manor Farm Fishing website.

The business has the benefit of an active well designed website, together with an online booking system which will be included in the sale.

The business for the year ending 31st March 2018 shows a total turnover in the region of £188,000 (Excluding Damsel Lake). Full accounts are available to interested parties after viewing.

Lot 2- Unit 5 Retail Unit and Bivvy Barn (currently tackle shop)

Manor Farm Fishing Limited currently operates from Unit 5 as a separate trading business, which is available by separate negotiation together with stock at valuation.
Full accounts are available to interested parties after viewing.

Business Rates
There are no business rates payable on the fishery or the facility building.
Unit 5 (Tackle Barn and Bivvy Barn) RV £17,000
Caravan Park RV £182

Services
Mains water and electricity, private drainage are connected to the buildings.

Tenure & Possession
The fishery and Unit 5 (Retail Unit) are offered for sale freehold with vacant possession on completion.

Fixtures, Fittings & Stock
The sale includes fixtures and fittings and fish stocks within the lakes. Fenn Wright are not liable in any way for the quality or quantity of the fish stocks, nor any death or disease that may affect such stocks. Purchasers must satisfy themselves as to the quality and quantity of the fish stocks prior to purchase.

Rights of Way & Easements
The property is sold subject to and with the benefit of all existing Rights of Way, whether public or private, light, support, drainage, water and electricity supplied in other rights obligations, easements, quasi-easements and restrictive covenants or all existing proposed wayleaves for masts, staves, cables, drains, water and gas and other pipes, whether referred to in these particulars or not.

The fishery will have the benefit of a right of way at all times and for all purposes over the main access drive, (marked A-B) and over the land coloured brown (marked B-C) to access unit 5. Manor Farm Fishery will within 3 months of erection of any dwelling which requires a water supply, arrange to install either a new mains water supply or an alternative borehole supply.

The necessary easements will be granted. Manor Farm Fishery will retain the right to erect/maintain signs to the entrance to Manor Farm. The 2018 season ticket holders will have a right of access to Damsel Lake until 31st December 2018.

Covenants
Damsel Lake is being retained by the owner of Manor Farm. A covenant will be in place which prohibits the sale of day tickets on this lake. The owner will give the purchaser of the fishery first option for the lease of Damsel Lake.

Planning
A pre-planning application has been submitted to the local authority to establish the likelihood of obtaining permission for a dwelling attached to the fishery.

Fishery Access
The vendors will (subject to planning) create a new access into the fishery at point B, adjacent to unit 5.

Consumer Protection Regulations
Under the regulations, what we say or publish about a property must not be false or misleading and we must provide certain material information to enable a potential viewer or purchaser to take an informed transactional decision.

Measurements
Any areas, measurements or distances referred to as approximate are given as a guide and are not precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries.

Important Notice
Fenn Wright for themselves and the Vendor of this property whose Agents they are, give notice that: The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute part of an offer or contract.

Prospective purchaser/s and lessees should seek their own professional advice. All descriptions, dimensions, areas, reference to condition and if necessary permissions for use and occupation and their details are given in good faith and believed to be correct. Any intending purchaser/s should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. No person in the employment of Fenn Wright has any authority to make or give any representation or warranty, whether in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Vendors.

No responsibility can be accepted for any expenses incurred by any intending purchaser/s in inspecting properties that have been sold, let or withdrawn.

Website
manorfarmfishing.com

Local Authority
Central Bedfordshire Council
Kilgour Court,
Bassett Rd,
Leighton Buzzard
LU7 1AT

Particulars prepared: June 2018

Guide Price
Lot 1 - Manor Farm Fishery - £850,000
Lot 2 - Unit 5 Retail Unit and Bivvy Barn - £250,000

VAT
Unit 5 is subject to an option to tax. Therefore VAT will be applicable to the purchase price of lot 2.

Viewing Strictly by Appointment Through:
Fenn Wright
1 Tollgate East
Stanway
Colchester
CO3 8RS
Tel: 01206 216555
Email: mjf@fennwright.co.uk / tjg@fennwright.co.uk
Contact: Martin Freeman or Tom Good

*Safety Note to Fishery Buyers*
Please ensure care is taken when viewing and walking near to lakes and areas of water. Do not walk close to the edge of waterways, and ensure children are supervised at ALL times. Lakes, Ponds & Rivers can be very dangerous so THINK SAFETY FIRST!

Map

Register your requirements

Sign up to receive alerts on properties most relevant to you

Sign up now