Summary - Tupps Field, Passfield Road, GU30 7RU GU30 7RU
1 bed 1 bath Farm Land
Versatile freehold acreage with strong access and rural privacy.
Approximately 9.92 acres (Lot 1) or 16.64 acres as whole freehold
Good road frontage with two main access gates off Passfield Road
Mostly level to gently sloping pasture with hedgerow shelter
Mains water and electricity nearby but not connected
Agricultural Land Classification Grade 4 (lower quality arable potential)
11kV and 33kV overhead power lines cross the site; wayleaves apply
Within 400m of protected heathland — potential planning constraints
Vendor retains 25% revenue share on future development/natural capital uplift
This is a substantial block of pastureland in a quiet rural setting, offered freehold and available as Lot 1 (approx. 9.92 acres) or as the whole (approx. 16.64 acres). The site has good road frontage and multiple gated access points from Passfield Road, well-drained sandy soils in places, and mains water and electricity close by — practical advantages for agricultural, equestrian or conservation uses.
The land has been managed as pasture for many years and is mostly level to gently sloping, making it straightforward to graze, cut for hay, or integrate into a wider holding. Its situation close to mature hedgerows and woodland provides shelter, privacy and attractive rural views. Drone footage and site plans are available and the vendor has provided clear on-site viewing instructions (access via Lot 2 gate only).
Buyers should note material constraints: the land is classified Agricultural Grade 4 (lower quality agricultural land), and two overhead electricity lines (11kV and 33kV) cross the site, which may affect layout and use and are subject to wayleaves. No services are currently connected and any utility connections must be arranged by a purchaser. The site lies within 400m of protected heathland designations, which could restrict certain development options.
There is no planning history and the land sits in countryside outside the South Downs National Park. The vendors have signalled a potential 25% revenue share on any future natural capital scheme or residential-type development over 50 years, which will affect any uplift from change of use. Overall this is a straightforward agricultural parcel offering scale and access with clear potential for grazing, equestrian, conservation or other rural enterprise, but with planning and infrastructure considerations to factor into any purchase decision.
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