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 con-

tract 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!

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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)

More waterside properties at

fisheries4sale.com

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