The imposing farmhouse is a detached property offering
spacious accommodation and a wealth of features such
as solid wood doors and open fireplaces. The front door
leads to a large entrance hall with its own log burner which
in turn leads to a formal sitting room, dining room and
through into a games room. The light, spacious sitting
room with sandstone fireplace and patio doors overlooks
the garden and patio area. Both the games room and dining
room contain fireplaces and overlook the surrounding
The kitchen is fitted with black granite work surfaces,
complimentary cream painted wooden floor and wall units,
and a Rangemaster with gas hob and electric ovens. The
main sink is a Belfast with a solid wooden surround and a
secondary Belfast sink sits within the large central island.
There is an integrated dishwasher and plumbing for a large
American style fridge.
Adjoining the kitchen is an Amdega Orangery currently
used as a breakfast room with large patio doors leading
to a decking area and raised beds. Double doors lead off
the orangery into a living room with log burner. Leading
from the kitchen is a large utility area/boot room with
space for washing machine and dryer and a large counter
top. A cloakroom/WC and study complete the downstairs
Stairs from the entrance hall lead up to a bright and spacious
landing and seating area which provides access to all of
the bedrooms. The spacious master bedroom has a walk
in wardrobe, an en-suite bathroom with a clawfoot bath,
separate shower, WC and hand basin. There are two further
large double en-suite bedrooms each with a shower, WC and
hand basin. A further three bedrooms offer large double
accommodation and there is also a family shower room.
The garden which surrounds the house is mainly laid to
lawn. To the rear there is a private, walled decking area
with raised beds and to the side a large south facing patio
area with views over the surrounding countryside. There is
ample parking to the front of the house and to the side for
Southmoor Farm benefits from five individual stable yards,
all with light and airy stables. Four of the stable yards are
of block construction and fully enclosed from the weather;
with one external steel framed block. Each yard has a
secure tack room, feed room and area to store haylage and
bedding. A building plan is available on request.
1. Nine stables with concrete yard and tie up area
immediately outside of the barn
2. Seven stables with concrete yard and tie up area
immediately outside of the barn
3. Nine stables of which five are block construction and
four of brick construction that have been converted from
previous agricultural use
4. Seven stables of block construction with a central area
within the barn for general storage
5. Four stables within a steel framed barn with full side
cladding and wooden internal partitions
These include a cross country schooling field, wash down
bay with overhead hose and drained concrete base, ample
trailer parking, WC for livery users, off-road hacking and
good access to local bridleway networks. All yard areas are
well-lit for security purposes.
Land and Livery
Consisting of approximately 38 acres of good quality
grazing land, the land is currently divided into 7 well
maintained paddocks. It is well drained, allowing year
round turnout. All paddocks are served with automatic
water drinkers, and are secure with a mix of post and rail,
pig netting and electric fencing. Typically running at full
occupancy with waiting list, the well established livery
business turned over £61,134 for the year ended
31st March 2016. Detailed accounts are available on request.
Indoor and Outdoor Arenas
The indoor arena is suitable for a variety of disciplines in
addition to the competition size outdoor arena. The indoor
arena measures 50m x 25m and comprises a Cushion Track
Premier surface which is fully lit, and has a full set of show
jumps and viewing gallery. The outdoor arena measures
60m x 20m, and is constructed of a well drained silica
sand/rubber crumb surface.
The house is well heated throughout with most rooms
having double paneled radiators fired by a woodchip
biomass boiler contained in the adjoining outhouse. The
biomass boiler is registered to a Renewable Heat Incentive
(RHI) Scheme which we understand is due to expire in
approximately two years. We understand that it provides a
payment of approximately £5,200 per annum. Secondary
heating consists of three wood burning stoves throughout
the property. The cooker hob runs from bottled calor gas
and the whole farm is served by mains electricity and water.
Sewerage is to a septic tank located on the property.
Sporting and Mineral Rights
The sporting and mineral rights are not included in the sale.
Basic Payment Scheme
The land has been registered for Basic Payment Scheme
purposes, and the 14.55 non SDA entitlements may be
available by separate negotiation. H&H Land and Property will
arrange transfer of the entitlements for a fee of £250 plus
VAT. There are currently no Stewardship Schemes on the land.
Access is provided by a wholly owned, well maintained track
from Racecourse Road, adjacent to the distinctive red sign.
Council Tax Band: D. EPC rating: E49. Tenure: Freehold.
Business rates £810/month.
There are two primary schools and a secondary school
in Sedgefield. Independent schools nearby include Red
House School at Norton and several in Durham City
including Durham School. Sedgefield has a large range of
pubs, restaurants, hotels and shops and many other local
facilities, including Sedgefield Racecourse and Knotty Hill
golf course. Major trunk roads such as the A19, A167 and
A1 are very easily accessible from Southmoor Farm.
The property is sold subject to all rights including rights
of way, whether public or private, rights of light, support,
drainage, water and electricity supplies and other rights,
obligations and easements, quasi-easements and restrictive
covenants and all existing and proposed wayleaves for
masts, pylons, stays, cables, drains and water, gas and
other pipes, whether or not constituted in the title deeds
or referred to in these particulars. Further, the Property is
sold on the basis that the mines and minerals together with
powers to work them are excepted. The Buyers will be held
to have satisfied themselves as to the nature of any such
burdens where applicable.