Land for sale

Sutton Parva, Tytherington, Warminster, Wiltshire BA12

Outstanding arable, livestock and sporting farm

Haydon Farm is a wonderful example of an arable and livestock farm which has run alongside a first class partridge and pheasant shoot, well known for its challenging drives and excellent hospitality.

Haydon Farm was purchased by the current owners 39 years ago, over which time they have sympathetically modernised and extended the house to create an impressive and comfortable five bedroom family house, full of traditional features. There is also a pair of two bedroom semi-detached cottages.

The land has been farmed mainly in hand and has since 2021 been farmed on a contract farming agreement which will cease at the end of harvest 2026. The land is a mixture of productive arable land, pasture, rolling downland and woodland. The lower land is Classified as Grade 2 being freely draining lime-rich loamy soils, with the land turning to Grade 3 as it runs south, being shallow lime-rich soils over chalk.

The farm buildings located across the farm include two grain stores, livestock buildings and machinery buildings which serve the land well. The equestrian facilities with stabling and manege are well laid out and could be increased if required.
Method of sale

Haydon Farm is offered for sale by private treaty as a whole or in 5 lots.

Lot 1 haydon farm house, builidngs and paddocks 16.60 acres
Haydon farm house

Haydon Farm House sits back from the road and has been sympathetically restored and modernised by the current owners to a very high standard, to create a spacious five bedroom family home, surrounded by a beautiful established garden with tennis court.

Adjacent to the house is the impressive Shoot Lodge which is used by the vendors to host shoot days. The lodge could be used for a wide range of purposes and is a wonderful flexible entertaining space.

At the rear of the house are the equestrian facilities with stables, sand school, and well laid out post and rail paddocks.

The house is constructed of stone under a tile roof and has been extended over time into a L-shape with the south facing main façade benefitting from views across the rolling farmland. The main entrance door leads into the hallway off which can be found the dual aspect Drawing Room with large stone fireplace and Wine Store. There is a downstairs Cloakroom with a bespoke dog shower, perfect for those muddy spaniels in the winter months! The south facing Dining Room has a large open fireplace and is a lovely space within which to entertain guests. The Snug has a wood burner and remnants of the original bread oven. At the centre of the house is the stunning open plan kitchen which was put in by the vendors four years ago with electric Aga and bespoke cabinets and feature spiral staircase leading to the first floor.

At the rear of the house is a useful Boot Room and Utility Room and two good sized Studies which could potentially be used for a wide range of uses and additional flexible living space. At the rear of the house is a Gym which could be incorporated (stp) into the house to add additional rooms should it be required.

From the Entrance Hall, stairs lead up to the first floor on which can be found the Master Bedroom with ensuite Bathroom, and four further Bedrooms and two Bathrooms plus a Snug Area.

A door from the Master en suite Bathroom opens to stairs leading up to the attic which runs the width of the house and could, subject to planning, be converted to add additional bedrooms or living accommodation to the house.
Gardens

The established and well-designed gardens wrap around the house and add seclusion and privacy to the property. The mature flower beds and borders create areas of privacy and tranquillity with quiet seating areas and thatched summer house, where the garden can be enjoyed and appreciated at its best. There is also a hardcore tennis court which was put in by the owners. A useful Garden Store adjoins the house

At the bottom of the garden is pretty pond with duck house and a spring which feeds into the River Wylye.
Shoot lodge

Adjacent to the entrance to Haydon Farm is the impressive Shoot Lodge which is used by the vendors to host shoot days. The inside of the lodge, with exposed stone walls, oak floors and woodburning stove has been designed to a very high standard and could be used for a wide range of purposes and is a wonderful flexible entertaining space with oil fired central heating.

The Dining Area is capable of seating up to 22 guests and is aided by a fully functioning Kitchen, Pantry and steps leading up to the Bar and Seating Area from where views to the south over the land can be enjoyed.
Equestrian facilities and outbuildings

At the rear of the house are the well laid out equestrian facilities comprising:

• Steel framed open fronted barn containing three internal Monarch stables and a tackroom, plus lots of storage space for machinery and vehicles. There is room to put in more internal loose boxes if an incoming purchaser wanted to.
• Two concrete block stables, with individual gated yards. One of which is currently used as a wash box with hot water shower.
• Post and rail fenced 20m x 40m manege with mirrors and a silica sand surface

The buildings adjacent to the farmhouse have considerable flexibility and potential (subject to planning) and comprise:

• Former Grain Store now used as a workshop and divided into two halves, each having roller shutters doors.
• 4 bay steel framed Machinery Shed
• Useful outside Staff Loo
Paddocks

The grass paddocks total approximately 13.58 acres and lie to the west and north of the house. Grazed by sheep and horses the paddocks are divided into useful sized enclosures with post and rail fencing.

Lot 2 north and back fields
Lot 2 comprises approximately 51.68 acres of level productive arable land divided into two fields; North comprising 26.03 acres and Back comprising 25.65 acres, both cropped for 2026 with Oil Seed Rape.

The land is accessed from the road via a track which has been used by the vendors to access the land for agricultural purposes for the entire length of ownership. If Lots 1 and 2 are sold separately then Lot 2 will potentially require a right of way for agricultural purposes along the track which runs along the western boundary of the field within Lot 1, to the south of Lot 2. Further details are available from the vendors agent.

Along the northern edge of Back field is where the old railway line used to run, in 1914-1918 when there was a line to the Sutton Veny Camps from Heytesbury.

Lot 3 haydon
Lot 3, known as Haydon, comprises approximately 33.19 acres of gently undulating pasture land with a useful farm building located on the eastern edge.

The land is located opposite Haydon Farm House and is an attractive block of pasture with road frontage along the northern boundary. In the centre of the land is a stand of trees planted in the 1930’s.

The useful 5 bay (15ft x 45ft) concrete farmed open fronted agricultural building is currently used as a machinery and fodder store. Concrete block and corrugated sides under an asbestos roof. The building is access via the unclassified road which runs up the eastern boundary.

Lot 4 haydon farm land
Lot 4, Haydon Farm Land, extends to approximately 656.19 acres of gently rolling, productive, predominately Grade 3 land, being freely draining lime-rich loamy soils. For the last five years the land has been farmed on a contract farming agreement which will cease at the end of harvest 2026. The land is a mixture of arable land, rolling downland and woodland.

The land is capable of growing both a mixture of grass and arable crops, with a 2026 arable cropping of Spring Barley (52.70 ha), Winter Barley (35.04 ha), Winter Wheat (47.87 ha), Oil Seed Rape (35.07 ha) and Maize (17.99 ha). For the 2025 harvest the land yielded 4.50 t/ha for Oil Seed Rape, 9.07 t/ha for Feed Barley, 8.62 t/ha for Spring Barley and 10.12 t/ha for Winter Wheat.

The downland total approximately 137 acres with the steeper d slopes grazed by sheep. The downland is rich in flora and fauna including common and pyramidal orchids, butterflies such as Common Blue, Marsh Fritillary butterfly, farmland birds corn bunting, yellow hammer, red poll, tree sparrow, linnet, skylark and gold finches. 48 different types of grasses and downland flowers have been recorded across the farm. Juniper scrapes can be found within Haycombe and Littlecombe, providing an ideal competition-free conditions for new, young juniper plants to establish and grow, part of the Wylye Valley Farmers Juniper Restoration project.

There are several attractive woodland plantations found across the land totalling approximately 18 acres being a mixture of native deciduous species and non-deciduous including Beech, Maple, Sycamore and Cherry, much of which was planted by the previous owners. Located on the boundary between Kites and Park are a stand of evergreen Holm Oaks, these oaks were introduced into Britian in the late 1500s.

Haydon Farm is entered into an Entry Level and Higher Level Stewardship Agreement which originally ran from 1st November 2013 to 31st October 2023. The agreement was then extended for a further five years, running until 31st October 2028, which includes Wild Bird Cover, Pollen & Nectar Mix, Corn Bunting /Tree Sparrow Plots, Arable & Grass Margins.

The topography of the land has meant that the owners have run a first-class shoot over the land which is well-known for its challenging and sporting birds. The shoot was featured in the October 2024 edition of The Field Magazine.

The owners have in the past run simulated clay days. There are grouse butts in situ and can be used for coaching over the summer months and as a simulated drive.

Deer stalking with Roe and Muntjac.

The Elevenses Hut on the top of the downs takes full advantage of the views with a 360 degree view of the farm. The adjacent Helicopter landing pad means the distance from London or further afield for visitors can shortened considerably.

Farm building
Accessed via the unclassified road, is the 5 bay steel framed Cattle Barn (100ft x 75ft), with concrete panelled and corrugate sides under a fibre cement roof, chalk floor and concrete feed areas, race and handling facilities. The useful building is used by the owners to winter house their herd of Belted Galloway Cattle and has a mains water supply, via a bulk tank.

Lot 5 pine cottages and grain stores
1 and 2 Pines Cottages are a charming pair of two bedroom semi-detached pair of cottages located close to the two modern grain stores on the edge of the village of Sutton Veny.

The cottages both comprise a Kitchen, Dining Room and Sitting Room on the ground floor, with two Bedrooms and a Bathroom on the second floor.

Two Grain Stores with underfloor drying and an approx. 1,400 tonne, on floor capacity:

• Former Cattle Barn now used as a Grain Store and Fertiliser/General Store, concrete framed with fibre cement roof and concrete block and corrugated sides. Roller shutter door and two stables at the front used for storage
• Steel framed Grain Store with corrugated sides under a fibre cement roof and roller shutter door. Propane gas tank for on floor drying system.

At the rear of the Grains Stores is a Chiller Room, Chemical Store, Beaters Shed and grass paddock. The Grain Stores benefit from a mains water supply and 3-phase electricity supply.
Overage provision

The Grain Stores within Lot 5 will be sold subject to an overage provision for a period of 21 years and for 30% of the increase in value over the agricultural value. The overage will be triggered when planning permission for development (for anything other than agriculture purposes) is implemented or, if earlier, if the buildings are sold with the benefit of that planning permission. Further information is available from the agents.
Occupation

The shooting rights are let until 1st February 2027.
Energy performance certificates

Haydon Farm House - E
Shoot Lodge – D
1 Pine Cottages - E
2 Pine Cottages - E

sporting, mineral and timber rights
The sporting rights, are included within the sale. The shooting rights are let until 1st February 2027. All mineral and timber rights as far as they are owned are included in the sale. The fishing rights are not included and are owned by the Piscatorial Society.
Designations

All of Haydon farm lies within a Nitrate Vulnerable Zone.
Situated within the Cranborne Chase National Landscape, International Dark Sky Reserve.
There are two Scheduled Monuments on Haydon Farm, one tumulus within Lot 1 and a tumulus within Lot 2.
Higher level stewardship scheme

Haydon Farm is entered into an Entry Level and Higher Level Stewardship Agreement which originally ran from 1st November 2013 to 31st October 2023. The agreement was then extended for a further 5 years, running until 31st October 2028. The last payment received on 4th December 2025 for the schemes was £25,233.75.

Wayleaves, easements & rights of way
Haydon Farm is sold subject to and with the benefit of all matters contained in and referred to in the Title Deeds together with all existing rights of way whether public or private, including wayleaves, easements, covenants, restrictions and obligations whether specifically mentioned in these sale particulars or not. The buyer(s) shall be deemed to have full knowledge of the boundaries and ownership thereof.

A footpath crosses east-west, the northern most field within Lot 1. A byway runs along the eastern and southern boundary of Lot 4.
Tenure & possession

Haydon Farm is being offered for sale on a freehold basis. Vacant possession will be given on completion subject to the shooting licence which runs until 1st February 2027.
Holdover

The vendors retain the right to have holdover on the Shoot Lodge and the grain stores until 1st February 2027.

Haydon Farm is located on the edge of the small hamlet of Sutton Parva to the west of the village of Tytherington, within the beautiful chalk downs of the Wylye Valley, surrounded by stunning Wiltshire countryside.

Situated within the Cranborne Chase National Landscape, International Dark Sky Reserve, the area is well known for its glorious rolling Downland, rich in flora and fauna. There is an extensive network of bridleways and footpaths ideal for equestrian enthusiasts and those wishing to enjoy the countryside.

The nearby village of Heytesbury has a village shop & post office and Longbridge Deverill benefits from a petrol station. The surrounding villages also offer an excellent selection of local pubs. The historic market town of Warminster lies approximately 3 miles to the north-west. The town offers excellent local facilities including a Waitrose, doctor and dental Surgeries, library and sports centre. The Cathedral City of Salisbury and the Roman Spa City of Bath offer more extensive facilities.

The area is also popular due to its excellent transport links, with the A303 within easy reach to the south (7 miles) linking London to the east via the M3 and the West Country to the west. Nearby mainline railway stations allow for easy routes into London with Salisbury (Waterloo from 88 minutes) and Westbury (London Paddington from 80 minutes).

There is also an excellent selection of primary and secondary schools across the sectors within the area including Chafyn Godolphin, Salisbury Cathedral School, Port Regis, Sandroyd, Hazelgrove, Sherborne and Warminster. The National Trust Stourhead Estate, Longleat Estate and The Newt in Somerset are all within close proximity. For the equestrian, the neighbouring Downlands Equestrian Centre provides extensive equestrian facilities including a cross-country course and regular clinics held by top professional riders. Local racecourses include flat racing at Salisbury and National Hunt racing at Wincanton.

Haydon Farm House - Band G
1 Pine Cottages – Band C
2 Pine Cottages – Band C

Haydon Farm House - Mains water and electricity. Oil fired central heating. Private drainage.
Shoot Lodge - Mains water and electricity. Oil fired central heating. Private drainage. Gas cooker.
1 Pine Cottage - Mains water and electric. Oil fired central heating. Shared private drainage.
2 Pine Cottage - Mains water and electric. Oil fired central heating. Shared private drainage.
Both the House and Shoot Lodge each have Wessex Internet connections, but they have yet to be activated. Currently connected to BT internet.
Grain Stores – mains water and three-phase electricity

From London heading west bound on the A303, take the A36 north towards Warminster. After approximately 6 miles turn left towards Heytesbury. As you come into Heytesbury turn left, just before the Church, towards Tytherington. At the t-Junction in Tytherington turn right. Follow the road round a sharp right hand bend and after approx. 200m the entrance to Haydon Farm can then be found on the right hand side.

What3words Lot 1: ///opens.essays.initiated

postcodes:
Haydon Farm - BA12 7AF
1 & 2 Pine Cottages – BA12 7AS