The portfolio offers prospective purchasers an opportunity to acquire an extensive block of arable land along with a number of attractive residential properties.

In total the portfolio extends to approximately 1,278.23 acres (517.21 hectares) of which approximately 1,004.94 acres (406.69 hectares) is in arable cultivation with the balance being residential, grassland, horse paddocks, woodland and farm tracks. There are parts across all of the land holdings that would be regarded as a strategic asset with suitable potential for medium to long-term development, subject to planning.

Lot 1 - Copt Hall Farm and Someries Farm About 722.93 acres (292.51 hectares)

Strategically situated due south of Luton Airport and less than 1 mile from Luton Airport Parkway Station. Copt Hall Farm is a rare, ringfenced block of rolling agricultural land extending to approximately 722.93 acres (292.51 hectares). There are numerous hedges and several areas of woodland which add further amenity benefits. Copt Hall Farm is let under an Agricultural Holdings Act 1986 Tenancy. It is our understanding that there is one succession left on the tenancy with the current rent being £60,000 per annum. There is an additional rental roll from the farm buildings stemming from a recent Settlement Agreement. Further details are available from the vendors agent. The farm also has 6 houses and cottages included within the tenancy which are detailed below: Copt Hall Farmhouse Set back from the road and in a well-connected yet secluded location. Copt Hall farmhouse is an extensive detached house of brick construction under a tile roof. Accommodation is across two floors with 5 bedrooms and 3 bathrooms and extensive gardens. The farmhouse enjoys eastern views over approximately 8.5 acres of horse paddocks and a menage adjacent to the house. Adjacent to the farmhouse are a range of farm buildings that lend themselves to a variety of uses. The Lodge, Someries Farm Located towards Someries Farm, the Lodge is a 3-bedroom detached lodge of brick and render construction with a slate roof. The accommodation is split over 2 floors and is positioned in an attractive setting. 75-78 Copt Hall Cottages Situated opposite Copt Hall Farmhouse are two pairs of 3-bedroom semi-detached traditional brick cottages under a tile roof with single side extensions. All the residential properties are offered across two floors with attic rooms and have semi-detached outbuildings. Externally, all four properties offer large, private rear gardens boasting far-reaching views across the farm alongside off-street parking. Farm Buildings The farm boasts an extensive range of modern and traditional farm buildings that is split over two locations; Copt Hall and Someries that service and support the farm. Farmland The land is classified as Grade 3 on the Agricultural Land Classification of England and Wales with the soils being of the Batcombe series. These soils are described as being fine silty over clayey and fine loamy over clayey soils with permeable subsoils. Such soils are suitable for growing high yielding cereal crops. The arable area at Copt Hall Farm extends to approximately 512.26 acres (207.31 hectares) with approximately 44.20 acres (17.88 hectares) of grassland. There are 135.28 acres (54.74 hectares) of woodland which is interspersed throughout the land and enhance the environmental benefits of the farm. There is an established productive shoot that is in place on Copt Hall Farm.

Lot 2 - Gibraltar Farm About 260.03 acres (105.22 hectares)

Situated to the west of Copt Hall Farm and due south of Luton. Gibraltar Farm present purchasers with a strategic farm extending to approximately 260.03 acres (105.22 hectares). The farm’s situation offers hope for development and change of use (subject to planning) in the medium or long term. The farmstead is positioned on the A1081 with the land extending to the M1 at Junction 11. There has been extensive commercial development in the local area in recent times with the improvement of local infrastructure allowing the farm to benefit from an exceptional rail and road network. Gibraltar Farm is let under an Agricultural Holdings Act 1986 Tenancy. It is our understanding that there is one succession left on the tenancy with the rent currently achieved on the holding being £41,603 per annum. Gibraltar Farmhouse Located to the south of the farm buildings is Gibraltar farmhouse which is a detached brick farmhouse under a slate roof. Accommodation is over two floors with 5 bedrooms and 2 bathrooms. The farmhouse benefits from an extensive south facing garden. Farm buildings The farmstead at Gibraltar Farm is extensive with a separate farmhouse and an array of modern and traditional farm buildings. A significant number of the farm buildings have been commercially sublet which increases the rent achieved on the farm. Further details can be found in the data room. Farmland The land is classified as Grade 3 on the Agricultural Land Classification of England and Wales with the soils being of the Batcombe series. These soils are described as being fine silty over clayey and fine loamy over clayey soils with permeable subsoils. Such soils are suitable for growing high yielding cereal crops. The arable land at the Gibraltar Farm extends to approximately 216.82 acres (87.75 hectares) with extensive horse paddocks extending up to approximately 16.03 acres (6.48 hectares). The are a number of parcels of woodland, extending up to 20.29 acres (8.21 hectares) in total.

Lot 3 - Porters End Farm About 295.27 acres (119.48 hectares)

Situated to the south-east of Copt Hall Farm and Gibraltar Farm and approximately 3 miles north-east of the market town of Harpenden. Porters End Farm is split into two blocks with the arable land extending to approximately 275.86 acres (111.63 hectares) and the balance consisting of woodland and tracks. The northernmost block is adjacent to Gustard Wood with access from Porters End Lane extending to 166.90 acres (67.54 hectares). The southerly block is close to Mackerye End with access from Sauncery Wood Lane extending to 128.37 acres (51.95 hectares). The farm is let on an FBT that currently rolling periodically. The land is classified as Grade 3 on the Agricultural Land Classification of England and Wales with the soils being of the Batcombe series. These soils are described as being fine silty over clayey and fine loamy over clayey soils with permeable subsoils. Such soils are suitable for growing high yielding cereal crops.

General Method of Sale: The land is offered for sale by private treaty as a whole or in three lots.

Tenure: The portfolio is to be sold freehold, subject to the occupational tenancy agreements as described in these particulars.

Exchange of Contracts and Completion: A 10% deposit will be payable on exchange of contracts with the completion date to be agreed between parties.

Data Room: Further information in respect of Copt Hall, Someries, Gibraltar and Porters End Farm can be found in the data room. Please contact the vendor’s agent should you wish to access the information.

Overage: In the event that planning permission or permitted development is granted in the next 30 years for a non-agricultural use, the Buyer, or their successor in title, will pay 30% of the value of the uplift to the Seller with the benefit of consent above its existing use value, after deducting the reasonable cost of obtaining the consent. The amount will be payable once the consent is implemented, or the land or any part is sold with the benefit of consent. The overage is triggered where consent is granted during the 30 year period and is payable on the earlier of the sale of the land or relevant part or the implementation of the consent (whether that occurs during or after the expiry of the 30 year period). For the avoidance of doubt the premiss of this overage is not to be triggered in respect of planning permission specific to works to any existing building at the land as of today.

Wayleaves, easements and rights of way: The property is being sold subject to and with the benefit of all rights, including: rights of way, whether public or private, light, support, drainage, water and electricity supplies and any other rights and obligations, easement and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes, whether referred to in these particulars or not. There are several rights of way located across the various farms within the portfolio. There is a National Grid gas pipe that runs through part of Copt Hall Farm. Further details are with the vendor’s agent.

Sporting, Timber and Mineral Rights: All sporting and timber rights are included in the freehold sale insofar as they are owned.

Local Authority: Copt Hall Farm is located within Central Bedfordshire District Council, Priory House, Monks Walk, Chicksands, Shefford, SG17 5TQ. Gibraltar Farm is located within Dacorum Borough Council, The Forum Marlowes, Hemel Hempstead, HP1 1DN. Porters End Farm is located within North Hertfordshire District Council, Council Offices, Gernon Road, Letchworth Garden City, SG6 3JF.

Drainage: We understand that the private drainage at this property may not comply with the relevant regulations. Further information is being sought.

VAT: Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property or any part of it or any right attached to it becomes a chargeable supply for the purposes of VAT such tax will be payable in addition.

Boundaries, Plans, Areas, Schedules and Disputes: The boundaries are based on the Ordnance Survey and are for reference only. The Purchaser(s) will be deemed to have full knowledge of the boundaries, and any error or mistake shall not annul the sale or entitle any party to compensation in respect thereof. Should any dispute arise as to the boundaries or any points arise on the general remarks and stipulations, particulars, schedules, plan or the interpretation of any of them, such questions shall be referred to the vendor’s agents whose decisions acting as expert shall be final.

Health & Safety: Given the potential hazards of a working farm we ask you to be as vigilant as possible when making your inspection for your own personal safety.

Solicitors: DAC Beachcroft 25 Walbrook London EC4N 8AF FAO Matthew Cox

Guide price: £12,000,000 (Lot guide prices are available on request).

Viewings: Strictly by appointment with Strutt & Parker

This property has 1278 acres of land.

Situation

All of the farms within this portfolio hold a strategic position to the south and southeast of the town of Luton. The M1 motorway leads to both Copt Hall Farm and Gibraltar Farm via A1081 and provides excellent access to both farms. Porters End Farm is located closer to the town of Harpenden to the southeast of Copt Hall and Gibraltar Farm. All farms within the portfolio are within a short distance of Luton Airport Parkway station which boasts a mainline rail link to London St Pancras with an approximate journey time of 23 minutes alongside the benefit of being so close to Luton Airport.