Summary - Rectory Farm, Thornton Le Clay YO60 7QA
5 bed 2 bath House
Large working farm with outbuildings, planning consent and strong diversification potential.
Victorian farmhouse split into two dwellings with period features
Over 25,000 sq ft of farm buildings: storage, workshop and Dutch barn
Circa 158 acres Grade 2 & 3 arable land, good for cereals
Planning granted Jan 2024 for 3 glamping cabins on the paddock
EPC Band G and council tax band G — energy/holding costs likely high
Some fields in a Nitrate Vulnerable Zone; SFI agreement ends Apr 2026
Sale by auction; freehold with overage on Field 2384 (30 years, 30%)
Very slow broadband despite excellent mobile signal
Rectory Farm is a substantial, ring‑fenced historic farmstead on the edge of the Howardian Hills AONB, offered as a whole or in lots. The Victorian farmhouse (split into two dwellings) sits with a compact yard, extensive traditional and modern outbuildings (over 25,000 sq ft) and about 158 acres of Grade 2 and 3 arable land suitable for arable cropping or grazing. A recently granted planning consent (Jan 2024) covers three glamping cabins on the paddock, creating immediate tourism income potential.
The farmhouse retains period character — high ceilings, fireplaces and a Georgian brick façade — but presents a mixed energy and maintenance picture. The property has mains water and electricity, an oil-fired central heating system is listed among services, and many outbuildings have water and power. The farmhouse EPC rating is Band G and council tax is high; some buildings and the house will need ongoing maintenance and modernisation to reach contemporary rental or residential standards.
Commercial and agricultural buyers will value the productive soil, large block of arable land with established crop rotation, and the significant covered storage and workshop space. Practical considerations include a Sustainable Farming Incentive agreement running until April 2026, an overage clause on Field 2384 (30 years, 30% uplift for non-agricultural planning), fields within a Nitrate Vulnerable Zone, and very slow broadband despite excellent mobile signal. The property is offered freehold and will be sold at auction, which suits purchasers able to move quickly.
This holding will appeal to farming operators, diversification investors and purchasers seeking a rural estate with development upside from the glamping permission. Prospective buyers should commission surveys and verify boundaries, services and titles; the sale is subject to wayleaves, public rights of way and standard agricultural restrictions.
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