Summary - VALLEY FARM VALLEY LANE MARKYATE ST. ALBANS AL3 8AT
1 bed 1 bath Land
Perfect for riding, grazing or long-term land investment near Hertfordshire towns..
Approximately 6.26 hectares (15.48 acres) of permanent pasture
Sold whole or as two equal lots (c.7.74 acres each)
Grade 3 agricultural land; suitable for equestrian or amenity use
Vendor consent to construct new access track (Ref: 25/01012/AGD)
30% overage payable if residential/commercial planning granted within 30 years
Buyer contribution required for access track maintenance based on use
Restrictive covenant: land cannot be split into more than two plots
Slow broadband, average mobile signal, local crime above average
This is a substantial block of permanent pasture extending to approximately 6.26 hectares (15.48 acres) in a secluded spot off Valley Lane, close to Markyate and within easy reach of Harpenden. The land is Grade 3 agricultural, currently permanent pasture with mature hedgerows, offering straightforward equestrian, amenity or low-intensity agricultural uses. Water and electricity are available nearby subject to connection. Bridleways nearby provide good hacking and riding opportunities.
The freehold is offered as a whole or in two equal lots, each c.7.74 acres, with a stated right of access from Valley Lane via Valley Farmyard. The vendor holds planning consent to construct a new access track (Dacorum Borough Council ref: 25/01012/AGD); once built the existing access route will cease. Purchasers should note there will be a requirement to contribute to future track maintenance based on use.
Buyers must factor in a 30% overage payable to the vendor if residential or commercial planning permission is granted within 30 years. The land sits within the Chilterns National Landscape and beyond the green belt, so development potential may be constrained. Broadband is slow, mobile signal average and recorded local crime is above average—practical considerations for any occupied use.
Practical points include a restrictive covenant preventing the land being split into more than two separate plots, a requirement to install and maintain a post-and-three-rail fence along the southern boundary, and public footpath Flamstead 018 running inside Lot 1’s northern boundary. Prospective purchasers should verify boundaries and utility connection costs, and allow time for the specified exchange and completion timetable.
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