Farm For Sale

Baldfields Farm, Ash Lane, Etwall, Derby

Guide price £2,750,000

BEST OFFERS BY THURSDAY 18TH AUGUST 22 AT MIDDAY A 246.45 acre farm which includes a period farmhouse, a large range of traditional & modern buildings, within a ring-fence.

  • 3-4 reception rooms, two kitchens, pantry, boot room and cellar
  • 5-6 bedrooms, 2 bathrooms and a shower room
  • Residential accommodation in all about 4,129 sq ft (GIA)
  • Traditional buildings extending to c. 6,673 sq. ft (GIA) in all
  • Modern buildings extending to c. 12,300 sq. ft (GIA) in all
  • Grassland and arable land extending to c. 234.90 acres
  • Woodland/wooded areas extending to c. 8.56 acres in all
  • Ponds extending to c. 0.99 acres in all
  • About 246.45 acres in total, available as a whole


Baldfields Farm sits in a very rural position to the south-west of Derby and yet has excellent access to transport links being just over two miles from junction 5 of the A50, about 4.7 miles from the A38, and 16.5 miles from the M1. Derby railway station is 9.6 miles away and East Midlands Airport is 19.8 miles distant. The village of Etwall is only two miles away and offers a range of services and utilities. The farmhouse sits in an elevated position with far reaching rural views. The location clearly offers good access to services, facilities and amenities within Derby, but also to those of other Midland’s cities.

The local area offers great opportunities for walking, cycling and horse riding and with sailing and fishing on Foremark and Staunton Harold reservoirs. The area is well served by highly regarded schools including The John Port Spencer Academy and Chellaston Academy Secondary School. Private schools in the area include Repton School, Repton Prep, Derby Grammar and Derby High schools, and Denstone College.

Baldfields Farm provides a rare opportunity to purchase a farm of about 246.45 acres which will appeal to a broad range of purchasers, from agricultural buyers to those looking for a property with great potential within a rural setting and with easy access to major communication links and urban centres. The farmhouse, which requires full modernisation, benefits from excellent views and extensive accommodation, and the ranges of traditional and modern buildings also offer great potential to be put to a variety of uses including office space, residential uses, or commercial uses, subject to the necessary consents. The property is available as a whole.

Baldfields Farmhouse sits in an elevated position with far reaching views and a range of attached and adjoining traditional and modern buildings. The ground floor includes an enclosed porch leading into a panelled sitting room, including a fireplace with a Chatsworth marble surround, off which is the second kitchen (formerly a reception room). An inner hall provides access to the staircase, a ground floor bathroom and study. Adjoining this is the main sitting room of 19’0” x 18’2” (5.79m x 5.54m) which has a fireplace. A door leads to a large breakfast kitchen which has an adjoining hall, pantry and boot room.

The first floor includes a master bedroom of 18’1” x 14’10” (5.51m x 4.52m), four further bedrooms, an extensive open landing area, and an adjoining games room/potential further bedroom, three large bedrooms, one with an en suite bathroom, and a large family bathroom with shower. The accommodation extends to about 4,129 sq. ft gross internal area (GIA), including the cellar, and retains a range of period features. The house is ready for a scheme of modernisation/renovation.

Directly attached to the farmhouse is a traditional range of brick construction, extending to about 1,163 sq. ft (Building 2.). Across an archway is a further section of traditional buildings which includes open fronted storage and an enclosed section (Building 5) extending to about 1,539 sq. ft. A further C-shaped traditional range (Building 4) sits to the east of the house creating a courtyard, with a large portion of this re-roofed within the past five years. This range extends to about 3,971 sq. ft GIA and is part two storey of brick construction.

These traditional buildings could be put to a variety of uses which may include conversion to additional accommodation, office and commercial space, workshop, and equestrian purposes, subject to any necessary planning consents.

The modern buildings are of mixed construction. The steel framed buildings are of mixed ages and have a mix of asbestos sheet, fibre cement sheet and profile metal sheet roofs offering machinery, livestock and general storage. Further pole barns bring the total modern buildings area to 12,300 sq. ft.

The land extends to about 244.45 acres of which 175.36 acres is permanent pasture (a portion of which is ridge-and-furrow) and about 59.54 acres is arable land which is in temporary pasture (of which about 16.59 acres is in a forage rape and grass combination). In addition, there is about an acre of comprised of several ponds, and 8.56 acres of woodland across three main spinneys plus additional areas. There is reputedly a portion of an old village beneath a section of the farm on the southern boundary but it is not a scheduled ancient monument.

Land Type
The land is classified as being predominantly Grade 3 and according to Soilscape (England) the land is a mix of loamy and clayey soils.

The sale of the farm will be subject to an overage clause whereby 25% of the increase in the value of the farm due to the grant of planning permission for development will be payable back to the vendor, or their successors. This clause will be in place for 30 years and will be triggered by the grant of planning permission for development on the farmland and within the woodland (development as defined within section 55 of the Town and Country Planning Act 1990), but agricultural development and non-commercial equestrian use (apart from dwellings subject to occupancy conditions) will not trigger overage.

For clarity, the development of further dwellings, holiday let accommodation, or commercial development across the farm’s land will trigger overage. But, planning permission for development within the area of the current yards, buildings, house and garden will not trigger overage – for example conversion/construction to create dwellings within that area will not trigger overage. Payment is to be made on implementation of the planning permission, specifically not on sale, and will cover multiple grants of planning permission.

The vendor might consider an offer without an overage clause if the offer makes clear the extra value being paid to remove the overage clause but this will hinge on the specifics of the offers and is not guaranteed.

Restrictive Covenants
The property is being sold subject to the following covenants:
A. Not to use the Property for any noisy offensive illegal or immoral purpose;
B. Not to do anything on the Property which would cause loss damage injury actionable nuisance annoyance disturbance or inconvenience to the Transferor or the owners or occupiers of any neighbouring property;
C. Not to erect any buildings on field 7140 (including pond 7843) (see the sale plan) unless than with the permission of the vendor, which can be unreasonably withheld.
D. Not to do or permit to be done on the Property anything likely to cause damage or injury to or to prevent access to any service media and to take all reasonable precautions to prevent any such damage or injury;

Please contact Fisher German if you have any queries regarding the proposed covenants.

Public Rights of Way, Wayleaves and Easements
Public footpaths cross the farm and the approximate route of these is shown with hatched green lines on the sale plan. The farm is sold subject to all rights of way, wayleaves and
easements whether or not they are defined in this brochure.

Mineral, Sporting and Timber Rights
As far as these rights are owned they are included in the sale.

Basic Payment Scheme and Environmental Schemes
The property is registered with the Rural Payments Agency for the basic payment scheme. Payments for the current scheme year will be retained by the tenant. The purchaser(s) will be
required to indemnify the tenant against any loss due to a breach of cross compliance. The entitlements will not be available by separate negotiation. The farm is subject to a Countryside Stewardship Scheme which we understand expires on 1st October 2022.

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