Summary - Woodford, Kettering, Northamptonshire NN14 4JD
1 bed 1 bath Land
Large Grade 3 fields with strong access to the A14 for farming or land investment.
Lot 1: 29.23 acres (guide £270,000)
A substantial block of arable, pasture and woodland at Hill Farm, Woodford, offered in three lots or as a whole. Lot sizes suit commercial farming or an investor seeking large-scale landholdings: Lot 1 (29.23 acres) guide £270,000, Lot 2 (37.59 acres) guide £350,000 and Lot 3 (47.99 acres) guide £480,000. Soils are Moreton and Banbury Series (well-drained clayey loams) and the land is classified Grade 3, appropriate for winter cereals or temporary grass leys.
Practical advantages include proximity to the A14 for easy access to regional markets, all sporting and timber rights (as owned), and mains water to the permanent pasture. Vacant possession will be available from 29 September 2025 after notices to the current tenant; early entry to harvested fields may be possible at the purchaser’s risk. There is a public footpath over Lot 2 and the vendor reserves a right of way across Lots 1 and 2.
Key constraints are material and should be factored into any offer: the land lies in a Nitrate Vulnerable Zone (NVZ); mineral rights are excluded; broadband speeds are very slow and only average mobile signal is available; the sale is subject to an overage on future non-agricultural development (45% uplift share for 50 years). Ingoing valuation costs for growing crops, consumables and recent enhancements apply, and purchasers should check planning and access details with North Northamptonshire Council.
Suitable for arable farming, pasture, woodland management or a long-term land investment, this holding offers scale, productive Grade 3 soils and roadside access, but any non-agricultural development will trigger a substantial overage and restricted mineral rights.
Land for sale in Woodford, Kettering, Northamptonshire, NN14 — £270,000 • 1 bed • 1 bath
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