Floorplan
MapGuide price
£1,700,000Farm house for sale
Cross Hill, Ackworth, Pontefract
Auction
Study
Recently added
Farm house
95.00 acre(s)
EPC rating: E
Key information
Tenure: Freehold
Council tax: Band D
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Mobile signal:
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Features and description
A versatile farm in an edge of village setting with potential for development (subject to consents) extending to 95 Acres (38.45 Hectares) in total.
Manor Farm is conveniently located on the north edge of High Ackworth, with the arable land predominantly heading northwest towards Purston Jaglin and Featherstone. The homestead sits approximately 1.5 miles southeast of Purston Jaglin, 2 miles south of Pontefract, 10 miles northeast of Barnsley with good access to the A1, M1 and M62.
Manor Farm was purchased by Albert Brown in 1949 and has been in the same family ever since. The house was originally 2 cottages and was knocked into 1 soon after being bought.
The property is available as a whole or in 5 lots:
Lot 1
4-bedroom farmhouse with traditional range of brick buildings (with scope
for further development) and more modern buildings set within a yard of 3.65 acres (shaded Purple on the Site Plan)
Guide Price £650,000
Lot 2
12.52 acres of arable land (shaded Orange on the Site Plan)
Guide Price £180,000
Lot 3
3.85 acres of arable land (shaded Blue on the Site Plan)
Guide Price £50,000
Lot 4
10.11 acres of arable land (shaded Green on the Site Plan)
Guide Price £120,000
Lot 5
64.87 acres of arable land (shaded Red on the Site Plan)
Guide Price £700,000
The sale of Manor Farm provides a wonderful opportunity to suit a range of buyers and the farm is offered as a whole or in 5 lots.
The traditional farm buildings are immediately to the south and east of the farmhouse and lend themselves to further development/conversion subject to the appropriate consents from the local planning authority. Purchasers should make their own enquiries.
Description - From Pontefract, follow the Ackworth Road south approximately 2 miles to High Ackworth, then, at the Brown Cow Pub bear right onto Purston Lane for about 50 yards. Turn right at the Ackworth Cross and Manor Farm is approximately 70 yards along the access drive, past Manor House on the right-hand side. A StephensonsRural sale board will identify the main farm access.
The Farmhouse - Manor Farm house is a detached brick-built two storey dwelling under a tile roof with UPVC and timber windows and doors throughout. The dwelling benefits from plastic rainwater goods along with connection to mains water, gas and electric. The accommodation comprises over 1,800 sq ft and is detailed below:
Kitchen - 3.96m x 3.25m (13' x 10'8") - With vinyl floor, units at low and high level with stainless steel sink, full height pantry cupboards, stairs up to the southeast bedrooms.
Conservatory - 4.95m x 2.51m (16'3" x 8'3") - Plumbing for washing machine.
Garden Room - 4.90m x 2.51m (16'1" x 8'3") -
Southeast Sitting Room (Family Room) - 4.85m x 4.24m (15'11" x 13'11") - With carpet flooring, gas fireplace with tile surround.
Southwest Sitting Room - 4.88m x 4.27m (16' x 14') - With carpet floor, gas fireplace with tile surround.
Study - 3.96m x 3.23m (13' x 10'7") -
Wc - 2.26m x 1.50m (7'5" x 4'11") - Wash hand basin, low flush wc.
Bathroom - 2.13m x 1.50m (7' x 4'11") - Panel bath, low flush wc.
Upstairs -
Landing - With carpet floor.
Bedroom 1 Northeast - 3.96m x 3.84m (13' x 12'7") - Double room with carpet floor.
Bedroom 2 Northwest - 3.99m x 3.86m (13'1" x 12'8") - Double room with carpet floor.
Bedroom 3 Southwest - 4.90m x 3.35m (16'1" x 11') - Double room with carpet floor.
Bedroom 4 Southeast - 4.27m x 2.39m (14' x 7'10") - Single room with carpet floor and fitted wardrobe.
Bedroom 5 Southeast - 3.33m x 2.36m (10'11" x 7'9") - Single room with carpet floor and fitted cupboards.
Farm Buildings - The Buildings are located to the south and east of the dwelling and comprise of a range of traditional brick and stone buildings and some modern storage buildings with some benefiting from an electricity supply. The Buildings are described in more detail below:
Building 1: Machinery Shed - 23.16m x 6.71m (76' x 22') - Steel & timber frame monopitch machinery store, hardcore floor, Yorkshire boarding to north, south & west but open to the east, metal sheet roof.
Building 2 - 5.79m x 3.35m (19' x 11') - Brick and stone mono pitch store, fibre cement sheet roof, concrete floor.
Building 3: Cart Shed - 3.96m x 17.98m (13' x 59') - 7 bay steel frame mono pitch cart shed, brick & stone walls to E, S & W, concrete floor, fibre cement sheet roof.
Building 4: Monopitch Store - 4.57m x 21.34m (15' x 70') - Timber frame mono pitch store, part brick & concrete panel walls, earth floor.
Building 5: Bull Stalls - 3.96m x 10.80m (13' x 35'5") - Monopitch store of brick construction with internal partitions forming 2 loose boxes, stone tile roof, concrete floor.
Building 6: Stables - 4.88m x 12.93m (16' x 42'5") - Brick and stone construction with concrete floor, fibre cement sheet roof, internal partitions into 4 loose boxes.
Building 7: Chemical Store - 3.05m x 4.57m (10' x 15') - Brick monopitch chemical store, fibre cement sheet roof, concrete floor.
Building 8: Pig House - 3.96m x 18.29m (13' x 60') - Brick monopitch buildings with 7 concrete pig pens, steel profile sheet roof, concrete floor.
Building 9: Stone Store - 4.57m x 6.40m (15' x 21') - Stone store under slate roof.
Building 10: Pig House - 10.06m x 3.96m (33' x 13') - Two storey brick and stone barn under a metal sheet roof.
Building 11 - 6.10m x 4.88m (20' x 16') - Three storey stone and brick barn under stone tile roof.
Land - Manor Farm is offered for sale as a whole or in any combination of lots extending in total to 95 Acres (38.45 Hectares) comprising 93.08 acres of arable land along with the homestead and yard.
The land is classified as Grade 3 on the Agricultural Land Classification and the soils fall within the Bardsey Soil Series, being described as slowly permeable loamy over clayey and fine silty soils over soft rock suitable for cereals, potatoes and grassland.
Lot 1, 2 & 3 are accessed down a private drive from the village.
Lot 4 & 5 can be accessed directly off the public highway known as the B6421 Purston Lane/Ackworth Road.
Overage - Lot 1 and Lot 2 are subject to an overage clause for a period of 20 years whereby 50% of the uplift in value is reserved to the vendors in the event of Planning Permission being granted for any development other than agricultural, horticultural or equestrian.
General Information -
Services - Mains water, gas, electric and foul drainage are connected to the House and there has been a three-phase supply of electricity to the farm buildings.
Fixtures And Fittings - Unless specified in these details, the fixtures and fittings relating to any of the property, buildings and land are not included in the sale but may be available by separate negotiation.
Wayleaves And Easements - The property is sold subject to all wayleaves and easements whether mentioned in these particulars or not. Local electricity lines cross Lot 4 & Lot 5.
Public Rights Of Way - The property is sold subject to all rights of way, public or private, whether mentioned in these sales particulars or not. A public footpath runs along the southern boundary of Lot 1 and Lot 2.
A right of way will be reserved through the homestead for Lot 2 & Lot 3.
Nitrate Vulnerable Zone (Nvz) - The land falls within a NVZ.
Sporting And Mineral Rights - These are included in the sale, in so far as they are owned.
Local Authority - Wakefield Metropolitan District Council, Town Hall, Wood Street, Wakefield
Phone:[use Contact Agent Button]
Tenure - We have not had sight of the title deeds; however, we have been advised the property is freehold and vacant possession can be gained of the whole premises immediately.
Energy Performance Certificate - Manor Farmhouse is assessed in Band E.
Council Tax - Manor Farm house is assessed in Council Tax Band D.
Fencing - The Purchaser of Lot 1 will be responsible for erecting the boundary fence to Lot 2 and Lot 3.
Plans, Areas And Measurements - The plans, areas and measurements provided are for guidance and subject to verification with the title deeds. It must be the responsibility of any prospective Purchaser to carry out an adequate inspection and site survey to satisfy themselves where the extent of the boundaries will lie.
Method Of Sale - The land is offered for sale by private treaty as a whole, or in five lots. The Vendor reserves the right to conclude the sale by any means.
Vat - It is understood that the property is not assessed for VAT and any offers made are on the basis that VAT will not be charged on the purchase price.
Anti-Money Laundering Regulations - The Agent must comply with Anti Money Laundering regulations. As part of the requirements, the Agent must obtain evidence of the identity and proof of address of potential Purchasers. Prior to an offer being accepted, all parties who are purchasing must provide the necessary evidence.
What3words - ///steeped.topics.beakers
Viewing And Registration - Please note if you have downloaded these particulars from our website you must contact the office to register your interest or you will not be included on future mailings regarding this sale.
Please also register at for regular email updates.
Agent Contact - Stephensons Rural, York Auction Centre, Murton YO19 5GF
[use Contact Agent Button]
James Stephenson FRICS FAAV
Mary Foster MRICS FAAV
Vendor's Solicitor - Catteralls Solicitors, 15 King Street, Wakefield, WF1 2SL[use Contact Agent Button]
Date Of Information - Particulars prepared & Photographs taken – December 2025
Manor Farm is conveniently located on the north edge of High Ackworth, with the arable land predominantly heading northwest towards Purston Jaglin and Featherstone. The homestead sits approximately 1.5 miles southeast of Purston Jaglin, 2 miles south of Pontefract, 10 miles northeast of Barnsley with good access to the A1, M1 and M62.
Manor Farm was purchased by Albert Brown in 1949 and has been in the same family ever since. The house was originally 2 cottages and was knocked into 1 soon after being bought.
The property is available as a whole or in 5 lots:
Lot 1
4-bedroom farmhouse with traditional range of brick buildings (with scope
for further development) and more modern buildings set within a yard of 3.65 acres (shaded Purple on the Site Plan)
Guide Price £650,000
Lot 2
12.52 acres of arable land (shaded Orange on the Site Plan)
Guide Price £180,000
Lot 3
3.85 acres of arable land (shaded Blue on the Site Plan)
Guide Price £50,000
Lot 4
10.11 acres of arable land (shaded Green on the Site Plan)
Guide Price £120,000
Lot 5
64.87 acres of arable land (shaded Red on the Site Plan)
Guide Price £700,000
The sale of Manor Farm provides a wonderful opportunity to suit a range of buyers and the farm is offered as a whole or in 5 lots.
The traditional farm buildings are immediately to the south and east of the farmhouse and lend themselves to further development/conversion subject to the appropriate consents from the local planning authority. Purchasers should make their own enquiries.
Description - From Pontefract, follow the Ackworth Road south approximately 2 miles to High Ackworth, then, at the Brown Cow Pub bear right onto Purston Lane for about 50 yards. Turn right at the Ackworth Cross and Manor Farm is approximately 70 yards along the access drive, past Manor House on the right-hand side. A StephensonsRural sale board will identify the main farm access.
The Farmhouse - Manor Farm house is a detached brick-built two storey dwelling under a tile roof with UPVC and timber windows and doors throughout. The dwelling benefits from plastic rainwater goods along with connection to mains water, gas and electric. The accommodation comprises over 1,800 sq ft and is detailed below:
Kitchen - 3.96m x 3.25m (13' x 10'8") - With vinyl floor, units at low and high level with stainless steel sink, full height pantry cupboards, stairs up to the southeast bedrooms.
Conservatory - 4.95m x 2.51m (16'3" x 8'3") - Plumbing for washing machine.
Garden Room - 4.90m x 2.51m (16'1" x 8'3") -
Southeast Sitting Room (Family Room) - 4.85m x 4.24m (15'11" x 13'11") - With carpet flooring, gas fireplace with tile surround.
Southwest Sitting Room - 4.88m x 4.27m (16' x 14') - With carpet floor, gas fireplace with tile surround.
Study - 3.96m x 3.23m (13' x 10'7") -
Wc - 2.26m x 1.50m (7'5" x 4'11") - Wash hand basin, low flush wc.
Bathroom - 2.13m x 1.50m (7' x 4'11") - Panel bath, low flush wc.
Upstairs -
Landing - With carpet floor.
Bedroom 1 Northeast - 3.96m x 3.84m (13' x 12'7") - Double room with carpet floor.
Bedroom 2 Northwest - 3.99m x 3.86m (13'1" x 12'8") - Double room with carpet floor.
Bedroom 3 Southwest - 4.90m x 3.35m (16'1" x 11') - Double room with carpet floor.
Bedroom 4 Southeast - 4.27m x 2.39m (14' x 7'10") - Single room with carpet floor and fitted wardrobe.
Bedroom 5 Southeast - 3.33m x 2.36m (10'11" x 7'9") - Single room with carpet floor and fitted cupboards.
Farm Buildings - The Buildings are located to the south and east of the dwelling and comprise of a range of traditional brick and stone buildings and some modern storage buildings with some benefiting from an electricity supply. The Buildings are described in more detail below:
Building 1: Machinery Shed - 23.16m x 6.71m (76' x 22') - Steel & timber frame monopitch machinery store, hardcore floor, Yorkshire boarding to north, south & west but open to the east, metal sheet roof.
Building 2 - 5.79m x 3.35m (19' x 11') - Brick and stone mono pitch store, fibre cement sheet roof, concrete floor.
Building 3: Cart Shed - 3.96m x 17.98m (13' x 59') - 7 bay steel frame mono pitch cart shed, brick & stone walls to E, S & W, concrete floor, fibre cement sheet roof.
Building 4: Monopitch Store - 4.57m x 21.34m (15' x 70') - Timber frame mono pitch store, part brick & concrete panel walls, earth floor.
Building 5: Bull Stalls - 3.96m x 10.80m (13' x 35'5") - Monopitch store of brick construction with internal partitions forming 2 loose boxes, stone tile roof, concrete floor.
Building 6: Stables - 4.88m x 12.93m (16' x 42'5") - Brick and stone construction with concrete floor, fibre cement sheet roof, internal partitions into 4 loose boxes.
Building 7: Chemical Store - 3.05m x 4.57m (10' x 15') - Brick monopitch chemical store, fibre cement sheet roof, concrete floor.
Building 8: Pig House - 3.96m x 18.29m (13' x 60') - Brick monopitch buildings with 7 concrete pig pens, steel profile sheet roof, concrete floor.
Building 9: Stone Store - 4.57m x 6.40m (15' x 21') - Stone store under slate roof.
Building 10: Pig House - 10.06m x 3.96m (33' x 13') - Two storey brick and stone barn under a metal sheet roof.
Building 11 - 6.10m x 4.88m (20' x 16') - Three storey stone and brick barn under stone tile roof.
Land - Manor Farm is offered for sale as a whole or in any combination of lots extending in total to 95 Acres (38.45 Hectares) comprising 93.08 acres of arable land along with the homestead and yard.
The land is classified as Grade 3 on the Agricultural Land Classification and the soils fall within the Bardsey Soil Series, being described as slowly permeable loamy over clayey and fine silty soils over soft rock suitable for cereals, potatoes and grassland.
Lot 1, 2 & 3 are accessed down a private drive from the village.
Lot 4 & 5 can be accessed directly off the public highway known as the B6421 Purston Lane/Ackworth Road.
Overage - Lot 1 and Lot 2 are subject to an overage clause for a period of 20 years whereby 50% of the uplift in value is reserved to the vendors in the event of Planning Permission being granted for any development other than agricultural, horticultural or equestrian.
General Information -
Services - Mains water, gas, electric and foul drainage are connected to the House and there has been a three-phase supply of electricity to the farm buildings.
Fixtures And Fittings - Unless specified in these details, the fixtures and fittings relating to any of the property, buildings and land are not included in the sale but may be available by separate negotiation.
Wayleaves And Easements - The property is sold subject to all wayleaves and easements whether mentioned in these particulars or not. Local electricity lines cross Lot 4 & Lot 5.
Public Rights Of Way - The property is sold subject to all rights of way, public or private, whether mentioned in these sales particulars or not. A public footpath runs along the southern boundary of Lot 1 and Lot 2.
A right of way will be reserved through the homestead for Lot 2 & Lot 3.
Nitrate Vulnerable Zone (Nvz) - The land falls within a NVZ.
Sporting And Mineral Rights - These are included in the sale, in so far as they are owned.
Local Authority - Wakefield Metropolitan District Council, Town Hall, Wood Street, Wakefield
Phone:[use Contact Agent Button]
Tenure - We have not had sight of the title deeds; however, we have been advised the property is freehold and vacant possession can be gained of the whole premises immediately.
Energy Performance Certificate - Manor Farmhouse is assessed in Band E.
Council Tax - Manor Farm house is assessed in Council Tax Band D.
Fencing - The Purchaser of Lot 1 will be responsible for erecting the boundary fence to Lot 2 and Lot 3.
Plans, Areas And Measurements - The plans, areas and measurements provided are for guidance and subject to verification with the title deeds. It must be the responsibility of any prospective Purchaser to carry out an adequate inspection and site survey to satisfy themselves where the extent of the boundaries will lie.
Method Of Sale - The land is offered for sale by private treaty as a whole, or in five lots. The Vendor reserves the right to conclude the sale by any means.
Vat - It is understood that the property is not assessed for VAT and any offers made are on the basis that VAT will not be charged on the purchase price.
Anti-Money Laundering Regulations - The Agent must comply with Anti Money Laundering regulations. As part of the requirements, the Agent must obtain evidence of the identity and proof of address of potential Purchasers. Prior to an offer being accepted, all parties who are purchasing must provide the necessary evidence.
What3words - ///steeped.topics.beakers
Viewing And Registration - Please note if you have downloaded these particulars from our website you must contact the office to register your interest or you will not be included on future mailings regarding this sale.
Please also register at for regular email updates.
Agent Contact - Stephensons Rural, York Auction Centre, Murton YO19 5GF
[use Contact Agent Button]
James Stephenson FRICS FAAV
Mary Foster MRICS FAAV
Vendor's Solicitor - Catteralls Solicitors, 15 King Street, Wakefield, WF1 2SL[use Contact Agent Button]
Date Of Information - Particulars prepared & Photographs taken – December 2025
Property information from this agent
About this agent
Robert Boulton founded the firm in 1801 and the same traditional values are driving the business forward over 200 years later. We have four offices under the BoultonCooper flag at Malton, Pickering, Helmsley and Kirkbymoorside; and a further six offices under the Stephenson banner at York, Knaresborough, Easingwold, Selby, Boroughbridge and the head agricultural office at Murton. At BoultonCooper, we provide a service of the highest quality to our clients; our team of qualified and experienced professionals provide a full range of specialist advice to assist you, your home and your business. We have an unmatched office network across North Yorkshire, together with subscriptions to the leading web property portals. This provides the ideal platform for the proactive marketing of your property, large or small. Alongside our sales team, we offer a professional and reliable lettings and management service designed to maximise your returns. As the most experienced Auctioneers in the County, we hold sales of property, plant, machinery, livestock, antiques and chattels both onsite and at our regional auction rooms. You can rely on all our confidential professional advice and all our partners are qualified Chartered Surveyors and Valuers.