Manor Farm Fishery Lower Caldecote, Biggleswade SG18 9BB
Manor Farm Fishery One of the country s best known commercial coarse fisheries offered for sale as a whole or in two lots Bedford 10 miles Cambridge 25 miles London 50 miles Manor Farm Fishery is regarded as one of the top commercial coarse fisheries in the country and is being offered for sale with a retail unit as a whole or in two lots. 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.
Agents Notes 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!
Lot 1 Lot 2 This plan is based upon the Ordnance Survey map with the sanction of the Controller of HM Stationary Office. Crown copyright reserved. NOT TO SCALE This is published for the convenience of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Lake Key 1). Booneys 2). Winters 3). Canal 4). Becks 5). Carp 6). Blunham Unit 5
Directions Manor Farm is accessed directly off the A1, from the southbound carriageway only. From the North continue on the A1, travel past Sandy, after 1.8 miles the entrance to Manor Farm is signposted on the left. From the A1 South, continue past Manor Farm to the Sandy roundabout to access the southbound carriageway. Manor Farm is located on the left after 1.8 miles. 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