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Sco Ruston, Norwich

Guide Price £6,500,000 | 7 Bedroom | Residential Farm with Prime Arable Lane

Call 01263 738444 or email for more details on this property
GUIDE PRICES Lot 1 : Sco Ruston Hall, land and buildings totalling 4.30 Ha (10.62 Ac) £1,200,000
Lot 2 : 26.81 Ha (66.24 Ac) Arable land £ 700,000
Lot 3 : 48.67 Ha (120.26 Ac) Arable land and wood £1,300,000
Lot 4 : 69.30 Ha (171.24 Ac) Arable land, grass meadow and wood £1,900,000
Lot 5 : 52.46 Ha (129.63 Ac) Arable land £1,400.000

Total 201.54 Ha (498.00 Ac) £6,500,000

INTRODUCTION Hall farm is an opportunity to purchase an attractive residential farm comprising Sco Ruston Hall, a large range of farm buildings and mainly Grade I productive arable land with irrigation.

The farm is located with good access to Norwich and the North Norfolk Coast with easy access to the Norwich Northern Distributor Road.

SITUATION AND ACCESS The property is accessed directly from the main B1150 Norwich to North Walsham road. The land also has the benefit of good highway access from adjoining minor roads.

The principle towns nearby are North Walsham to the north, Aylsham to the west and Stalham to the east with the city of Norwich 12 miles to the south. The Norwich Northern Distributor Road provides a convenient route from North Norfolk to the rest of the country with the A11 taking you south and the A47 taking you west.

Norwich train station provides frequent trains to London, whilst Norwich airport offers flights to both UK and European destinations.

DESCRIPTION The property extends to approximately 201.54Ha (498Ac) in all and comprises a handsome Georgian fronted residence, modern and traditional farm buildings and productive Grade I arable land together with an area of grass on the lower lying land.


Sco Ruston Hall is a handsome farmhouse which combines a Georgian frontage with generous family-friendly accommodation in the earlier wing. The Georgian section of the house is elegant and characterful with two beautifully-proportioned reception rooms. Period detailing includes the marble chimneypieces, high ceilings, sash windows, shutters, decorative cornicing, ceiling roses and deep skirting boards. The two bedrooms above the main reception rooms continue the sense of grandeur. The outlook from this wing of the house is very attractive and the large sash windows frame the view beautifully.

The earlier wing which formed the original farmhouse has extensive family accommodation with two further reception rooms plus a garden room and office. The large kitchen/breakfast room is a classic farmhouse kitchen with a four-oven Aga.

There are seven bedrooms and two bathrooms but with the ability to re-configure the first floor to create a more contemporary arrangement, perhaps with en-suite bathrooms to the two main bedrooms.

The house has been maintained but would benefit from a programme of modernisation and general updating.
Any new owner will have an impressive home that can be adapted easily to suit the individual needs.

Outside there are is a full range of outbuildings comprising garaging and general stores and an area of woodland a former grass paddock and orchard including apple, pear and greengage trees.

The formal gardens are situated to the east and south to provide private space and includes a traditional walled garden with high-level brick wall, green housing and general store.

The EPC rating for the property is E.

FARM BUILDINGS The buildings provide a large range of mainly storage and workshop accommodation more particularly;

- 2 large straw barns/ machinery sheds
- Brick built fertiliser stores
- Workshop and adjoining lean-to machinery storage
- 1500t capacity insulated potato store
- Large brick and asbestos roofed riddling shed/store
- Adjoining brick building housing former grain handling equipment and brick storage bins
- Brick and asbestos grain store and adjoining
- Refrigerated potato seed store


Situated to the east of the B1150 and adjoining Lot 1, the land comprises Grade I arable land together with a large pit (0.52Ha) and small area of wood (0.10Ha).

Productive arable land with good road access


Four good sized Grade I arable fields and a smaller parcel adjoining. This lot includes a distinctive circular planted area of woodland extending to 1.22Ha (3.01Ac).


Located centrally this lot includes mainly Grade I arable land with some lower grade approaching the main drain towards the east of the property. A single arable field adjoins the village of Tunstead to the east. Included in this lot is 9.85Ha (24.33Ac) of grass meadows more recently cut for forage and suitable for grazing purposes. A small area of woodland 1.53Ha (3.78Ac) adjoins the main drain.

This lot includes the irrigation borehole serving the farm via an underground ring main. (See General Remarks and Stipulations for further detail.)


This lot of productive arable land is located in convenient blocks with access from the Tunstead Road at Scottow and Sco Ruston. Including an areas of wood and pit totalling 1.33Ha (3.29Ac). The eastern boundary adjoins Tunstead village.


METHOD OF SALE The property is offered for sale as a whole or in five lots. Please refer to the covering letter for the Guide Prices.

TENURE AND POSSESSION The property is offered for sale freehold with vacant possession at completion subject to holdover.

LAND AND CROPPING The land comprises productive arable land mainly classified Grade I and is detailed as being of the Hall, Sheringham, Wickmere and Burlingham soil series being a coarse loam over sand or loam. The land has been farmed in-hand with Contractors in a rotation of cereals, sugarbeet, oilseed rape, potatoes and vegetables with the benefit of irrigation.

HOLDOVER The vendor will retain a right of holdover for the purposes of harvesting and carting away the potatoes until 30th November 2020.

The vendor will retain a right of holdover for the purposes of harvesting, clamping and carting away the sugarbeet until the end of 31st January 2021.

COMPLETION The sale of the farm will complete on 30th September 2020 (or earlier by arrangement) subject to the right of Holdover where necessary.

SUGAR BEET CONTRACT The vendor has a contract with British Sugar to grow 2,800 tons of sugarbeet.

GRAIN STORAGE 1,200 tons of storage at Aylsham Grain for the 2021 harvest is available by separate negotiation and subject to approval.

IRRIGATION The property has had the benefit of an irrigation licence under licence number AN/034/0009/002 permitting the abstraction of 68,000 cubic metres of water, 34,000 via deep bore and 34,000 from well points situated on Lot 4. The system is fully automated and includes a ring main servicing the whole farm. Should the property be sold in separate lots the purchaser of Lot 4 will have the right to cap off the main on their boundary. The Licence is currently under review and information regarding the renewal quantities can be obtained from the Environment Agency.

OVERAGE PROVISION An overage provision on the areas of Lots 4 and 5 shown hatched will form part of the sale and will provide for the vendors to retain 50% of any uplift in value from development for a period of 25 years.

SERVICES Lot 1 has the benefit of mains electricity. Water is from a private well and subject to a right for the neighbouring property, Sco Ruston Lodge, to draw water from the well. Drainage is to a private septic tank system. Sco Ruston Hall also has the benefit of oil fired central heating.

Lot 4 has the benefit of mains electricity to the irrigation pump house.

VIEWING Viewings are strictly by appointment through Arnolds Keys - Irelands Agricultural.
Please contact Sara McCarthy 01603 250808 or Simon Evans 01603 251177.

HEALTH AND SAFETY Viewing is at your own risk. Due to the potential hazards of a working farm we ask that you are vigilant and take care when making your inspection for your own personal safety. For the avoidance of doubt neither the vendors nor the agents accept any liability.

INGOING VALUATION The vendors reserve the right to require the purchaser at completion to pay for inputs, cultivations and work carried to growing crops established for the 2021 harvest.

MINERALS, TIMBER AND SPORTING RIGHTS In so far as they are owned by the vendor the sporting, mineral and timber rights are included within the sale.

WAYLEAVES, EASEMENTS, COVENANTS AND RIGHTS OF WAY The property is sold subject to and with the benefit of all wayleaves, easements, covenants and rights of way which may affect the same, whether mentioned hereto or not. The purchaser(s) will be deemed to have full knowledge and satisfied themselves as to the provisions of any such matters affecting the property.

Lot 1 will be granted a right of way over Lot 2 at all times and for all purposes over an area cross hatched on the plan being a width of 20 meters in addition to the right to create a new vehicular access on to the public highway.

BASIC PAYMENT SCHEME The land is registered with the Rural Payments Agency and is eligible for claiming the Basic Payment Scheme. Entitlements are included in the sale. 196.84 entitlements are held as at June 2020. The vendor will retain the 2020 Basic Payment Scheme payment and the purchaser(s) will be required to indemnify the vendor against any breaches in cross compliance to the 31st December 2020. The vendor will use their best endeavours to transfer the entitlements to the purchaser(s) following completion based on the total eligible area for each lot.

ENVIRONMENTAL MATTERS The farm is not in any Environmental Stewardship scheme. The property lies within a Nitrate Vulnerable Zone.

DRAINAGE RATES These are charged by the Environment Agency and the Norfolk Rivers Internal Drainage board.

PLANNING The property lies within the area administered by North Norfolk District Council, to whom interested parties are advised to make their own enquiries in respect of any planning issues and development opportunities for the property. The farm is within the Countryside Policy area.

LAND REGISTRY The land is registered with the Land Registry under Title Numbers: NK455113 and NK381231.

AUTHORITIES North Norfolk District Council: 01263 513811
Norfolk County Council: 0344 800 8020
Rural Payments Agency: 03000 200 301
Environment Agency: 03708 506 506

FIXTURES AND FITTINGS Only those fixtures and fittings mentioned in the sales particulars are included in the sale. Should you need clarification on any item please contact the agents.

VAT In addition to the purchase price should any sale on the property or rights attached to it become a chargeable supply in terms of Value Added Tax, such tax will be payable by the purchaser(s).

MONEY LAUNDERING REGULATIONS Once a sale(s) have been agreed under current Money Laundering Regulations we are required to check the identity of the purchaser(s). In order to comply, we will need to see one form of photographic identification (passport or driving license) and a utility bill which must be in your name and no more than 3 months old (mobile phone bills are not acceptable).

IMPORTANT NOTICE These particulars have been prepared in good faith to give a fair overall view of the property. If any points are particularly relevant to your interest in the property, please ask for further information/verification. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise, nor that any services, appliances, equipment or facilities are in good working order. Prospective purchaser(s) should satisfy themselves on such matters prior to purchase. The purchaser(s) shall be deemed to acknowledge that he has not submitted his offer in reliance on any of the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise, and that no warranty or representation has been made by the vendors or his servants, or agents, in relation to, or in connection with the property. The property is sold with all faults and defects whether of condition or otherwise, and the vendors are not responsible for any such faults or defects, or for any statement contained in the particulars. Any error, omission, or mis-statement in any of the said statements should not entitle the purchaser(s) to rescind or be discharged from the contract, nor entitle either party to compensation or damages, nor in any circumstances give either party cause for action. Photographs taken between March and July 2020.

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7 Bedrooms 3 Bathrooms 5 Reception Rooms
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