Lot 1 | Thrifts Hall Farm, Theydon Bois, Epping, Essex, CM16 7NL

Lot 1 at Thrifts Hall Farm features a contemporary 4-bedroom farmhouse, pastureland, 2 telecoms masts and fishing lakes, situated in 47.11 acres.

Description THRIFTS HALL FARM (63.46 ACRES) For sale by private treaty either as a whole or in 2 lots.

LOT 1: THRIFTS HALL FARMHOUSE, PASTURELAND, TELECOMS MASTS AND FISHING LAKES IN 47.11 ACRES (SHADED YELLOW ON THE SALE PLAN) Thrifts Hall Farmhouse is a contemporary farmhouse, built in 2000, comprising brick construction beneath a tiled roof.

The property was built by the current owners as a family home which sits in a wonderful position overlooking the farm and lakes. The garden includes lawns and attractive trees.

Lot 1 is accessed via a private track situated to the east of the farm. The main house is arranged over 2 floors and requires some modernisation.

The ground floor provides well-balanced living and entertaining space, including a generous sitting room, family/billiard room, dining room and a kitchen/breakfast room with adjoining utility.

On the first floor, the farmhouse offers 4 bedrooms, including a principal bedroom with an en-suite bathroom, together with a separate family bathroom.

The pastureland lies to the front and flanks of the farmhouse, with a track leading down to the 2 established fishing lakes which lay in the valley below the house.

The land is farmed by a local farmer on a Farm Business Tenancy which is due to expire on 28 September 2026. The lakes are let to a local fishing club and provide income of £5,250 per annum.

The land is registered as Grade 3 on the Land Classification Series of England and Wales and is of the Beccles 3 and Winsor C soil series being loam over clay.

There is a telecoms mast in the south-eastern corner of the farm providing an additional income of £2,500 per annum and a site for a further mast (not yet built) producing a rent of £5,000 per annum.

INTERNAL FLOOR AREA Thrifts Hall Farmhouse: 213 sqm Location SITUATION & LOCATION: Thrifts Hall Farm occupies a convenient and accessible position inside the M25 and benefits from a direct pedestrian path to Theydon Bois Central Line London Underground Station (Liverpool Street 40 minutes).

The situation of the farm from its own dominant hilltop position offers far-reaching views across the London skyline. The fishing lakes lay below the house and enhance the views.

Theydon Bois has a pleasant village environment set around the village green with local amenities including restaurants, public houses, local shops, primary school and a Post Office contributing to a strong sense of community.

The property is well-located for access to Central London and the M25.

The market towns of Epping and Loughton provide a more comprehensive range of day-to-day amenities, including supermarkets, independent and boutique shops, cafés and restaurants.

Transport connections are considered a particular benefit.

Regular Central Line London Underground rail services to London Liverpool Street are available from Theydon Bois (0.4 miles distant), as well as Epping and Loughton, making the location suitable for commuters.

The area is well-served by a range of highly regarded state and independent educational establishments. Notable local schools include Chigwell, Davenant and Woodford West Hatch.

Acreage: 47.11 Acres Directions POSTCODE: CM16 7NL WHAT3WORDS: Lot 1 Access: ///rapid.never.life / Lot 2 Access: ///shower.deeper.frog Additional Info METHOD OF SALE: Thrifts Hall Farm is offered for sale either as a whole or in 2 lots by private treaty.

TENURE, POSSESSION & INCOME: The farm is offered for sale, freehold with vacant possession, but subject to a Farm Business Tenancy on the land until 28 September 2026 (£6,000 pa), a lease to a local fishing club on the lakes (£5,250 pa) and 3 telecom masts (£10,000 pa).

TITLE: Thrifts Hall Farm is registered under title numbers EX556759 & EX543873.

LOCAL AUTHORITY: Epping Forest District Council, Covic Offices, 323 High Street, Epping, Essex CM16 4BZ TIMING: The vendor will be seeking to exchange contracts within 6 weeks of the purchaser’s solicitor receiving a draft contract.

A 10% deposit will be payable on exchange of contracts, with completion to follow immediately thereafter.

PLANNING: The grassland lying adjacent to Abridge Road benefits from long-term strategic potential for residential development (STPP).

Lot 2 farm buildings offer opportunities for Class Q conversion (STPP).

OVERAGE: An element of Lot 2 (as hatched on the sale plan) is being sold subject to a 30% overage for a term of 30 years, to be triggered by the approval of planning permission (or deemed planning permission) or permitted development rights for any development other than agricultural or equestrian use, payable within 1 month of the implementation of such relevant permission.

SERVICES: The property benefits from mains water, drainage, gas and electricity. Broadband is provided to the house and there is a security alarm. Central heating is gas-powered.

If sold in lots, the purchaser of Lot 2 will be required to separate any shared supplies within 6 months of completion of the sale.

All costs associated with the division of services if sold in separate lots is to be paid for by the purchaser of Lot 2. ENVIRONMENTAL SCHEMES: The land is located within a Nitrate Vulnerable Zone.

MINERAL, SPORTING & TIMBER RIGHTS Insofar as they are owned, rights of sporting, minerals and timber are included in the sale. All such rights are believed to be owned by the vendor.

EASEMENTS, COVENANTS, RIGHTS OF WAY & RESTRICTIONS: Thrifts Hall Farm is sold subject to, or with the benefit of, all existing wayleaves, easements, quasi easements, rights of way, covenants and restrictions, whether mentioned in these particulars or not.

Lot 1 benefits from a private access off the adopted highway and will be required to install a new private driveway from point D to the farmhouse.

Lot 1 also benefits from a pedestrian and agricultural right of way across neighbouring farmland between points EFG.

Lot 2 benefits from a driveway off Abridge Road which is shared with the owners of The Lodge, Thrifts Hall and the Thrifts Hall Mews complex (the owners of Thrifts Hall Mews are liable to pay a reasonable sum towards upkeep and repairs).

Lot 2 also benefits from a pedestrian right of way along the concrete track between points YZ across neighbouring land, providing a direct link to Theydon Bois Central Line London Underground Station.

If the farm is sold in lots the purchaser of Lot 2 will be required to fence the boundaries ABCD and WX.

There is a public footpath running along the western boundary (shown dashed purple on the sale plan).

BOUNDARIES, PLANS, AREAS, SCHEDULES & DISPUTES: The boundaries are based on the Ordnance Survey and are for reference only.

The purchaser will be deemed to have full knowledge of the boundaries, and an 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 stipulation, particulars, schedules, plan or the interpretation of any of them, such questions shall be referred to the selling agent whose decision acting as expert shall be final.

ASSIGNMENT, SUB-SALE & FREESTANDING TRANSFER: The buyer will be prohibited from actioning any of the above between exchange and completion of the sale.

DESIGNATIONS: The property is offered for sale subject to any current or past development plans, tree preservation orders, town planning schedules, applications, permissions and resolutions which may be or may come into force.

The purchaser will be deemed to have full knowledge and have satisfied themselves as to the provisions of any such matters affecting the property.

Further information on the planning history of the property can be found on the Epping Forest District Council website.