Land for sale

Wormleighton, Warwickshire CV47

A superb, fully equipped and operational dairy farm. In all extending to about 414 acres.

• Three-bedroom detached farmhouse (aoc) and two period cottages
• Exceptional range of dairy buildings totalling approximately 70,000ft including: 24:48 Herringbone parlour, 300 mattress cubicles (majority auto scraped), 12/14 herringbone race 16,000 litre bulk tank, heifer and calf rearing sheds
• Two clay lined slurry lagoons and above ground storage totalling 10,000 cubic metres
• Grade 3 regularly re-seeded medium and long term grass leys, plus arable land
• Capacity for 320 milking cows
• Existing Arla contract
• In all about 413.96 acres (167.53 ha)

Available as a whole or alternatively in up to four lots:
Lot 1 – Farmhouse, two cottages, traditional and modern dairy buildings, grassland and woodland paddocks. Extending in all to about 261.69 acres (105.9 hectares).
Lot 2 – About 70.69 acres (28.6 hectares) of Grade 3 arable land with road frontage.
Lot 3 – About 10.19 acres (4.1 hectares) of Grade 3 arable land with road frontage.
Lot 4 – About 71.39 acres (28.9 hectares) of Grade 3 arable land.

The Property
Wormleighton Grange Farm provides an incredibly rare opportunity for farmers, investors and lifestyle purchasers alike to purchase a complete fully set up, high performing dairy farm.
Access to the farm is provided via a 300m private driveway from the A423, providing excellent access for HGVs and agricultural machinery.
The property is ideally located in the Warwickshire countryside, yet easily accessible. It offers purchasers the opportunity to acquire a dairy farm, but with flexibility to be run as a mixed use livestock and arable enterprise, comprising a modern three-bedroom dwelling subject to an Agricultural Occupancy Condition (aoc), a pair of 3 storey period cottages, a superb range of modern and extensive range of buildings, and well farmed block of commercial arable and pasture land.
The property was purchased in 2005 and has been greatly enhanced by the current owners. The overall property is presented in superb condition and now offers a purchaser the rare opportunity to take on a commercial dairy farm and improve or diversify it further.

Lot 1
Farmhouse, farm cottages, extensive modern farm buildings, including dairy facilities, arable land, pastureland, paddocks and woodland, as shaded pink on the sale plan. Extending in all to about 261.69 acres (105.9 hectares).

Farmhouse
The modern farmhouse was built in 1974 and extended and renovated in 2010, comprising a private residence over two floors with the most attractive countryside views.
The ground floor comprises open plan kitchen and dining room with fitted floor and wall units, utility room, hallway, bathroom, and large family sitting room.
The first floor comprises three double bedrooms and a family bathroom.
There are well-maintained gardens laid mainly to lawn surrounding the perimeter of the property.
In close proximity to the house is a converted brick annexe which offers a single bedroom studio with bathroom and kitchen. There is also a farm office.

1 & 2 Fillcups
The farm cottages referred to as 1 & 2 Fillcups have been traditionally used as staff accommodation and consist of a pair of well maintained semi-detached period cottages. No 1 comprises a kitchen, sitting room, two bedrooms and bathroom. No 2 comprises a conservatory, kitchen, sitting room, three bedrooms and bathroom. Both have enclosed rear gardens.

Dairy Enterprise
The property has the capacity to support around 320 cows in milk (currently around 150 cows) under a long standing Arla contract, (transferable subject to Arla approval). The herd consists of approximatively 80% Holstein, 20% Brown Swiss together with Danish Red and Fleckvieh plus followers and calves. The herd is managed on an autumn block calving system with an emphasis on milk from grass. The herd yields on average over 8500 litres at 4.8 Fat and 3.8 Protein with an 80 cell count.

Farm buildings
The modern farm buildings are sited to the north of the farmhouse in the centre of the holding. With reference to the buildings plan, the buildings comprise, in brief;

Building 1 – Parlour building (approx 4,174 sqft gia). The building has concrete walls and base, with a fibre cement roof. The parlour building comprises a 24:48 Herringbone parlour, 16,000 litre bulk tank and all relevant milking apparatus (to be removed as required) with an additional 12/14 herringbone race.

Building 2 – Cubicle building (approx 35,809 sqft gia). Steel frame with Yorkshire boarding, fibre cement roof, and concrete floors. The building is utilised as a cubicle shed, fully set up with galvanized steel doors, partitions, with the majority of the building having an automatic scraping system.

Building 3 – Cubicle building (approx 18,060 sqft gia). Partial Dutch barn, partially steel portal frame, with a mix of fibre cement and metal roofs, concrete walls and floors. Utilised for cubicle and cattle housing.

Building 4 – Cubicle and cattle shed (approx 5,514 sqft gia). Steel portal frame, concrete walls, fibre cement roofs, with Yorkshire boarding, utilised for cattle housing.

Building 5 – Cattle shed (approx 3,815 sqft gia). Steel farmed with fibre cement roof, size concrete walls with Yorkshire boarding, utilised for cattle housing.

Building 6 – Open-fronted shed (approx 2,202 sqft gia). Steel frame and fibre cement roof, calf housing and storage.

Building 7 – Open sided storage building (approx 3,156 sqft gia). Steel framed building with a fibre cement roof used for straw and machinery storage.

All of the cubicle buildings are fitted with receivers to run the cow manager system (a real time herd health and fertility monitoring system).

The slurry storage comprises a concrete overground store plus two adjoining lagoons providing circa 10,000 cubic metres of storage in conjunction of permanent pumping facilities. There are also four silage clamps on site with concrete partitions totalling 22,500 sq ft in size allowing a storage capacity of around 4,300 tonnes.

Note: All areas, floor areas and dimensions stated are approximate and should not be relied upon. Potential purchasers are welcome to instruct an independent survey to verify these.

Farmland
The farmland within lot 1 comprises of approximately 261.69 acres (105.9 hectares) of Grade 3a pasture with predominantly clay-based soils. It has water connections and large volume troughs throughout and is fenced into usable paddocks for a rotational grazing system. There is a 9.5 acre parcel of woodland within lot 1 on the northern boundary.

Lot 2 – About 70.69 acres (28.6 hectares) as shown shaded purple on the sale plan.
Lot 2 comprises a block of productive Grade 3 arable land in three parcels with access from the A423 to the eastern boundary. Mains water connected.

Lot 3 – About 10.19 acres (4.1 hectares) as shown shaded yellow on the sale plan.
Lot 3 comprises a single Grade 3 arable field with side road access leading onto the A423. Mains water connected.

Lot 4 – About 71.39 acres (28.9 hectares) as shown shaded brown on the sale plan.
Lot 4 comprises approximately 71.39 acres of Grade 3 arable land split into three parcels, with side road access adjacent to lot 3 leading onto the A423.

Land type and cropping history
The land is classified as Grade 3a according to Soilscape (England) the soils may be described as slowly permeable seasonally wet slightly acid but base-rich loamy and clayey soils. Such soils are well suited to grassland and cattle enterprises with the possibility of autumn sown crops.
The pastureland has been carefully managed and utilised principally for livestock grazing and silage making for the last 20 years. The land has been rotationally ploughed where necessary. The previous arable cropping has included winter wheat, winter barley, winter oats, and winter oil seed rape.
The cropping history is available upon request.

Holdover and ingoing valuation
If required, provision may need to be made for holdover and ingoing valuation of the growing crops.

Nitrate Vulnerable Zone (nvz)
The property lies within a Ground Water and Surface Water nvz Area and is subject to the usual restrictions.

Basic Payment Scheme and Sustainable Farming Incentive
The land has historically been registered for payments under the Basic Payment Scheme and all delinked payments relevant to the land will be retained by the vendors and will not be available to the purchaser/s on completion of the sale. The land has been entered into a sustainable farming incentive scheme starting in August 2024, which will be ceased upon sale. These include hedgerow management (HRW1,2,3), no use of insecticides, nematicides, or acaricide (IPM4), legumes on grassland (NUM2), herbal lays (SAM3) and other soil management schemes.

Situation
Wormleighton Grange Farm is situated between the historic market towns of Banbury and Southam in the heart of the rural South Warwickshire landscape.
The nearby village of Fenny Compton (2 miles) provides a good range of village services and amenities including a well regarded primary school, pubs, village store and doctors surgery.
Transport links are excellent with the A423 providing access to Banbury to the south (9 miles) and Southam to the north (5.5 miles). Access into Warwick town (14 miles) is via A423. The M40 Motorway lies just 6.5 miles away.
There is an excellent range of state and independent schools close by including a primary school in Southam, Southam College, and Moreton Morrell Agricultural College, along with Bloxham School, Stratford Grammar, Tudor Hall and the Rugby and Warwick Schools.
Banbury Railway Station (9.5 miles) provides direct services to London Marylebone (just over an hour). Birmingham Airport is 35 miles away.

Tenure, Possession and Method of Sale
The freehold of the property is for sale by private treaty, with vacant possession on completion.

Rights of Way, Wayleaves, and Easements
A single public right of way crosses lot 1 as shown on the buildings plan. A number of overhead 11Kv electricity lines cross the property. Further details available upon request.
The property is sold subject to all rights of way, wayleaves, and easements, whether or not they are defined in this brochure.

Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct, but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendors nor the vendor’s agent will be responsible for defining the boundaries or the ownership thereof.

VAT
We understand the property has not been opted to tax and therefore VAT will not be chargeable in addition to the purchase price. In the event that a sale of the property or any part thereof or any right to it becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition to the sale price.

Mineral, Sporting, and Timber Rights
The sporting, mineral and timber rights will be transferred with the freehold title where owned.

Local Authority
Stratford-on-Avon District Council and Warwickshire County Council.
Council Tax bands: G, C and C

Fixtures and Fittings
The carpets, curtains and all other fixtures and fittings, garden ornaments, stone troughs and statuary are included. Some may be available by separate negotiation. The inclusion or exclusion of any dairy or agricultural fixtures and fittings is to be discussed and agreed.

Services
The farmhouse and cottages benefit from a mains electricity connection, with separate private treatment plants which are compliant with current legislation.
Heating for each dwelling is via an oil-fired central heating system, with additional secondary heating by way of a log burner in the farmhouse.
The farm buildings benefit from mains water connections in conjunction with the benefit of a 3 phase electricity supply.
The farmland has mains water supply connected to a number of field parcels including Lots 2,3 and 4.
The farmhouse and adjoining office benefits from fibre optic broadband providing reliable internet connection. Number 1 & 2 Fillcups do not have the fibre connection.
The estimated fastest download speed currently achievable for the property postcode area is around 1800Mbps (data taken from on 07/01/2026). Actual service availability at the property or speeds received may be different.
We understand that the property is likely to have current mobile coverage: Three (72%), EE (71%), O2 (64%), and Vodaphone (51%) (data taken from on 07/01/2026).
Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.
Prospective purchasers must satisfy themselves as to the availability of services and any future connections. If the land is sold in lots, then cross-rights and reservations will need to be reserved where required, for services. Services may need to be split and sub-meters installed. None of the services, appliances or electrical systems have been tested by the selling agents.

Additional Information
A pack of additional information is available upon request.

Planning
The occupation of the main dwelling is subject to an agricultural occupancy condition. Further details on request.
The cottages are not recorded as being subject to any occupation restriction so far as we have been made aware.
We are not however able to provide advice or guidance on the planning history for the property or land. Interested parties to make their own investigations.

Anti Money Laundering Regulations (aml)
In accordance with Anti Money Laundering Regulations (aml), we are required to request forms of identification and carry out due diligence on any parties connected to a successful offer.
Should an offer be made on behalf of a business/company, aml due diligence will also be necessary. Proof/source of funding must be supplied, prior to offer acceptance.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
From Banbury head north on the A423 towards Southam. After 9 miles the farm will be found set back from the road on the right hand side, accessed via a private driveway approximately 0.75 miles after the Wormleighton village junction.

Postcode – CV47 2XJ

what3words
Lot 1 ///partly.comb.myths
Lot 2 ///grasp.arranger.heaven
Lot 3 ///cuddled.heats.shave
Lot 4 ///triathlon.messaging.bared