Croxley Hall Fisheries CROXLEY GREEN, RICKMANSWORTH, HERTFORDSHIRE, WD3 3BQ

Croxley Hall Fisheries CROXLEY GREEN, RICKMANSWORTH, HERTFORDSHIRE, WD3 3BQ

Key 1). Lodge Lake (Trout) 2). Willow Lake (Trout) 3). Cressacres Lake 4). Croxley Lake 5). Broadacres Lake 6). Longwater 7). Kingfisher Pool

Croxley Hall Fisheries One of the country s leading specimen carp fishing syndicates set in a unique location. Rickmansworth - 1.8 miles Watford - 4 miles Junction 18 M25-3 Miles Croxley Hall Fisheries extends to approximately 38.6 acres (15.6ha) and comprises of 7 lakes, fishing lodge and fishing on the River Chess and the old River Colne. Established by the current owners in 1981, Croxley Hall Fisheries has been developed into an outstanding, predominantly carp fishery situated inside the M25. Location The property is situated near Croxley Green approximately 1 mile from Rickmansworth in Hertfordshire and 3 miles from Junction 18 of the M25. Situation The fishery is set in a beautiful rural environment approximately 20 miles from Central London adjacent to open countryside. The Fishery Croxley Hall Fisheries is widely regarded as probably one of the top carp fisheries in the country. The business comprises of two carp syndicates, a trout syndicate and a lake let to Watford Piscators Angling Society. There is further potential for the business to be developed to suit a new owner s objectives. Croxley Hall Carp Syndicate The syndicate has exclusive rights to fish Croxley Lake extending to approximately 7.3 acres (3 ha). The syndicate currently comprises 60 members for the 2018/19 season. The lake is extremely well stocked including an English common carp caught at 58lbs 4oz (2017 season). This fish has grown on in Croxley Lake since it was stocked at 2-3lbs in 1998. It is potentially one of the largest English bred common carp in the country. Most of the carp are just over 20 years old or around half of the life expectancy of the average carp. A good number have achieved weights of between 40lbs and 50lbs with further carp growing on. Over 64% of the carp caught during 2017 weighed over 30lbs and 46% of the carp caught during 2017 weighed over 35lbs. Cressacres Carp Syndicate The syndicate has exclusive access to Cressacres Lake extending to approximately 6.1 acres (2.5 ha), Longwater 1.4 acres (0.6 ha) and Kingfisher Pool 1.4 acres (0.6 ha). The syndicate comprises of 80 members for the 2018/19 season. In 2008 Cressacres Lake, Longwater and Kingfisher Pool were stocked with carp at a much higher density than Croxley Lake. The three lakes which form Cressacres Carp Syndicate now regularly produce carp of over 30lbs with the best carp caught weighing just over 36lbs. 84% of the carp caught in 2017 weighed over 15lbs and 43% of the carp weighed over 20lbs. Within 10 years it is anticipated that Cressacres Carp Syndicate will produce carp equal in weight to those carp currently being caught in Croxley Lake. Trout Syndicate The syndicate has the exclusive rights to fish Lodge and Willow Lakes extending to approximately 1.4 acres (0.6 ha). Croxley Hall Trout Syndicate comprises of 45 members. The syndicate is self-managing and is responsible for stocking. Broadacres Lake Broadacres Lake extends to approximately 3.6 acres (1.5ha). Watford Piscators Angling Society rent the fishing rights (together with a separate stretch of the River Gade) on a 10 year lease, which expires on the 31st March 2021. The Watford Piscators Angling Society access Broadacres Lake from their own property to the east of Croxley Hall Fisheries.

Fishery Lodge A purpose built two storey fishery lodge, which is available for use by all annual carp and trout syndicate members. The lodge has a kitchen with cooking facilities and lounge area with log fire. On the first floor there is a meeting room. The lodge also provides a reception area with computerised log-in facilities, together with male and female toilets situated outside the building. A Pre-Application has been submitted to Three Rivers District Council for the potential change of use to manager s accommodation tied to the fishery. Car Parking All existing carp and trout syndicate members are entitled to use the secure parking facilities provided on site which can accommodate up to 40 cars. All areas of the fishery and the car park are excluded from public access and there are perimeter fences to protect the boundaries of the property. Fish Stocks and Bio-Security Croxley Hall Fisheries differs from many other carp fisheries around the country which often contain carp that are very mature in age. Most of the carp in the lakes at Croxley Hall Fisheries are relatively young and still have years to grow on to reach their full potential weights. This makes it one of the most exciting carp fisheries around with a known history of pedigree carp and it is probably the reason why it currently has over 1300 anglers on its waiting list to joining. Bio-security has always been taken very seriously. All carp anglers are provided with designated sets of good quality carp unhooking mats, weigh slings and landing nets for use on each syndicate. Equipment is repaired and replaced regularly as required and is stored dry in a secure building next to the fishery lodge. Anglers are not permitted to use their own unhooking mats, weigh slings or landing nets or to bring

any wet tackle into the fishery. Carp syndicate members for bio-security reasons are not allowed to fish the River Chess and the Old River Colne. Web Sites and On-line Booking Croxley Hall Fisheries has three dedicated websites, one for each syndicate. There has been considerable investment into these state of the art websites. Existing members can log-in to a secure members area on each website to view a huge amount of information about the fishery. The websites are linked and updated by the touch screen in the fishery lodge. As a result the information is always up to date and includes the very latest catch reports and a special feature to show exactly who is fishing at any one time on each syndicate. It is believed that this system is unique in the angling world. Anglers can plan their trips knowing beforehand who is currently fishing and when anglers will be leaving the fishery because of the 48 hour maximum fishery rule. The Business The business currently turns over in the region of 95,000, which is generated from the membership fees for the two carp syndicates and rental income from Broadacres Lake and the Trout Syndicate. There is considerable potential for the business to be developed further. Full income/expenditure details will be provided upon request. Services The lodge is connected to mains water, electricity and has the benefit of electric radiators. Equipment All machinery and equipment is available under separate negotiation. A full schedule is available from the vendors agents. Viewing Strictly by appointment through Fenn Wright. Please note access will not be granted for any viewings which have not been arranged through the agent.

Agents Notes Tenure & Possession The property is offered for sale freehold as a whole with vacant possession on completion with the exception of Broadacres Lakes and Fishing Rights on the River Gade, which are let to Watford Piscators Angling Society. 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. A right of way will be granted through Croxley Hall as shown with a brown line on the site plan. 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: 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. Local Authority Three Rivers District Council Three Rivers House Northway Rickmansworth WD3 1RL Telephone No.: 01923 776611 Photographs taken: 2017/18 Particulars prepared: May 2018 Viewing Strictly by Appointment Through: Fenn Wright 1 Tollgate East Stanway Colchester CO3 8RS Tel: 01206 216555 Email: tjg@fennwright.co.uk *Safety Note 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! 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.

Directions From M25 Junction 18 take the A412 towards Rickmansworth. Follow for 2.3 miles. At the first roundabout take the first exit onto Watford Road, at the second roundabout take the second exit and at the next mini roundabout take the third exit. Turn right immediately into All Saints Lane. Continue along All Saints Lane and after going over the railway bridge turn immediately left and follow the hard track to the fishery. To find out more or book a viewing 01206 216 555 Fenn Wright is East Anglia s leading, independently owned firm of chartered surveyors, estate agents and property consultants. Residential, commercial and agricultural sales and lettings development, planning and new homes agricultural property advice, farms and land mortgage valuations, Homebuyers reports and building surveying Fisheries (UK and France) and equestrian property (UK-wide) Consumer Protection Regulations 2008 Fenn Wright has not tested any electrical items, appliances, plumbing or heating systems and therefore cannot testify that they are operational. These particulars are set out as a general outline only for the guidance of potential purchasers or tenants and do not constitute an offer or contract. Photographs are not necessarily comprehensive or current and all descriptions,dimensions,references to condition necessary permissions for use and occupation and other details are given in good faith and believed to be correct but should not be relied upon as statements of, or representations of, fact. Intending purchasers or tenants must satisfy themselves by inspection or otherwise as to the correctness of each of them. We have taken steps to comply with Consumer Protection Regulations 2008, which require both the seller and their agent to disclose anything, within their knowledge, that would affect the buying decision of the average consumer. If there are any aspects of this property that you wish to clarify before arranging an appointment to view or considering an offer More waterside properties at fisheries4sale.com