East, Willow & Tile Farms
Price Guide £7,645,000

Property features

• A commercial block of arable farm land (available as a whole or in separate lots), situated in the prime arable area of the Fens near to Downham Market, Norfolk.



East, Willow and Tile Farms comprise of approximately 264.77  hectares (654.25 acres) of arable  land; together with farmyard and buildings.

The holding is located in the villages of Nordelph and Barroway Drove on the outskirts of Downham Market. The sale of this holding provides a unique opportunity to purchase an arable farm in well positioned blocks allowing for efficient farming systems, in some of the most productive areas of the Fens. The land is currently farmed by a renowned local farming company on a Contract Farming Arrangement and has been farmed to a very high standard.

Sole Agent:

Cruso & Wilkin, The Estate Office, Church Farm, Station Road, Hillington, Norfolk PE31 6DH  Tel. 01553 691691.


Hayes and Storr, 1 Beacon House, Turbine Way, Swaffham, Norfolk PE37 7XJ  Tel. 01760 724424  F.A.O. Susan Hipperson

Location, Situation and Directions:

East, Willow and Tile Farms are located close to the town of Downham Market, in the villages of Nordelph and Barroway Drove. The market town of Downham Market is approximately 1.5 miles to the east, with the market town of King’s Lynn 14 miles to the north and the city of Cambridge 35 miles to the south.

Travelling out of Downham Market on the A1122 towards Wisbech turn right just after the bridge onto Lady Drove. Lot 3 is indicated immediately on the left-hand side, Lot 2 is also on the left-hand side before the T Junction at Barroway Drove and indicated with  our For Sale Board. At the T Junction in Barroway Drove turn left and head towards Nordelph. Lot 5, an isolated arable field parcel, is situated on the right-hand side opposite the Village Hall/Playing Field. Continue towards Nordelph and Lot 4, another single arable enclosure, is identified on the right-hand side of the road. The main block of land, being Lot 1, is then visible directly opposite Lot 4 on the left-hand side of the road and runs down towards Nordelph village and the main farm entrance and yard.

Nearest Postcode: PE38 0BG

What3Words: pupils.paint.sketching

Basis of Sale:

The property is freehold and will be offered for sale with the benefit of vacant possession upon completion. Holdover will be required for the sugar beet crop until 31st January 2024 both in the ground and in clamp. 

Tenure and Possession:

The property is to be offered for sale freehold with the benefit of vacant possession, subject to those rights and reservations referred to herein, together with the right(s) of holdover for crops in store and sugar beet in the ground and in clamp until 31st January 2024.


East, Willow and Tile Farms are offered for sale as a whole or in  five lots, the details of which are as follows:

Lot 1 - 142.29 hectares (351.59 acres) approx. arable land (shaded pink on the sale plan)

Productive Grade 1 arable land currently in a rotation growing a wide range of high quality combinable crops, including, oilseed rape, winter milling wheat and malting barley; together with root crops, including, sugar beet. All of the farm land is accessed from the central internal farm tracks and an additional access shown shaded brown, directly off the A1122 road. The soil is generally deep, stoneless, humose, clayey and calcareous in places belonging to the Downholland Soil Series.

In addition East Farmyard comprises of the following:

Open fronted store - measuring 16m x 6m

Workshop & Lean-to -  measuring 18m x 17m

Grain Store - measuring  18m x 17m split into two with central grain walling 300 tonnes capacity each side providing approx. 600 tonnes of storage in total with fan house to the rear.

Nissen Hut - measuring 26m x 7m used for general storage

The above buildings benefit from a single phase electricity supply and mains water connection.

Willow Store - measuring 24m x 9m situated at the bottom of the central farm track (hatched red on the sale plan) providing grain storage for 300 tonnes. The building is not connected to any services.

Description Continued:

Lot 2 - 107.11 hectares (264.67 acres) approx. arable land (shaded orange on the sale plan)

A block of arable land  currently in a rotation growing a wide range of high quality combinable crops, including, oilseed rape, winter milling wheat and malting barley; together with root crops including, sugar beet. The land is accessed via the gated entrance off Lady Drove.

Lot 3 - Downham West Store being 760 m2 approx.  There is also the option to purchase the adjoining field measuring 1.74 hectares   (4.29 acres)  (shaded green and hatched green on the sale plan)

A single agricultural building, steel portal framed with concrete floor  and roller shutter doors. No grain walling but can store approx. 700 tonnes of grain if required in the middle of the building. Please note there are no services connected to this building.

Lot 4 - Single enclosure of arable land 8.87 hectares (21.92 acres) approx.

A single enclosure of arable land currently farmed in the main arable rotation. Access directly off the public highway.

Lot  5 - Single enclosure of arable land 4.76 hectares (11.76 acres) approx.

A single enclosure of arable land currently farmed in the main arable rotation. Access directly off the public highway.


General drainage rates for the agricultural land is payable to the Environment Agency, and where applicable, to the Downham and Stow Bardolph Internal Drainage Board. Payments will be apportioned according to date of completion. The land benefits from extensive under draining, copies of the drainage plans are available upon request.


Environmental Schemes:

The land is not included in any agri-environment schemes.

Basic Payment Scheme (BPS):

The arable land is eligible and registered for the Basic Payment Scheme. The Entitlements will be included in the sale price, subject to separate apportionment, in the event of the land being sold in Lots. The 2023 payment will be reserved by the Vendors.

Timber, Mineral and Sporting Rights:

The mineral, sporting and standing timber rights, insofar as they are owned, are included in the freehold subject to statutory exclusions.

Nitrate Vulnerable Zone (NVZ):

The land falls within a designated Nitrate Vulnerable Zone.

Development and Overage:

The farmyard and buildings in Lot 1, the building and land in Lots 3, 4 and 5, are sold subject to an overage/development deed reserving 50% of any uplift in value following the grant of any planning consent for a term of 25 years following the date of completion. The overage in relation to the building in Lot 3 will not apply where commercial use is sought for the existing building.  Any additional payments to fall due prior to the commencement of any development and upon grant of planning consent.


The land and buildings at East Farm have the benefit of mains water and electricity. The buildings at Willow Farm and Downham West do not have the benefit of any services.

Terms of Sale:

The property is offered for sale initially by private treaty as a whole,  or, in up to five lots, as described in these particulars. The Vendors and their Agent reserve the right to invite best and final offers and/or offer the property for sale by private auction.


The Vendors will reserve the rights of holdover in respect of the following matters:

Sugar Beet: The right to harvest, clamp and load away the 2023 growing crop of sugar beet until such time as the factory closes or the 31st January 2024, whichever shall be the earlier. It is anticipated the sugar beet will be stored on the fields upon which it is grown.

Crops in Store: The right to store and load away crops in store until 1st April  2024.

Five Year Averages:

Winter Wheat         9.37t/ha

Spring Barley         7.95t/ha

Sugar Beet            85.56t/ha       

Ingoing Valuation and Tenant Right Matters:

It is the intention that the land will be left as stubble following harvest and there will be no ingoing Valuations, however, the Vendors will reserve the right to charge for cultivations, crop husbandry, seed, fertiliser and sprays at contractor and invoice costs if it becomes necessary to establish the 2024 harvest crops.

Early Entry:

The Purchaser may be permitted early entry at their own risk and cost, following the harvesting of the crops. A 10% refundable deposit will be required.


It is not anticipated that there will be any employees to be transferred to the Purchaser under the Transfer of Undertakings (Protection of Employment) Regulations “TUPE”. 

Wayleaves, Easements and Rights of Way:

The property is offered, subject to and with the benefit of all existing rights of way whether public or private light support drainage or water electricity supplies and other rights and obligations easements quasi-easements and restrictive covenants and all existing and proposed wayleaves, poles, masts, pylons, stays, cables, drains, water, gas and other pipes whether referred to herein or not.

The farm has enjoyed a right of way for vehicular access between Lots 1 and 2  via a grass roadway joining together the two blocks of land . This is a verbal agreement with the occupant of the land and no formal rights exist although this has been used for a period in excess of 10 years.  The grass track shows as a bridleway on the rights of way definitive plan.

Boundaries, Plans, Areas, Schedules and Disputes:

The Purchaser will be deemed to have full knowledge of the boundaries and areas and any mistake or error shall not annul the sale nor entitle any party to compensation in respect thereof.  Should any dispute arise as to the boundaries or any points arise on the general remarks, stipulations, particulars, schedule, plan or the interpretation of any of them, questions shall be referred to the selling Agent whose decision acting as Experts shall be final.

Measurements and Other Information:

All measurements are approximate and areas are based on the Rural Payments Agency (RPA) acreages. Whilst we endeavour to make our sales particulars accurate and reliable, if there is any point which is of particular importance to you please contact this office and we will be pleased to check the information for you, particularly if contemplating travelling some distance to view the property.

Health and Safety:

Given the potential hazards of a working farm we ask that you be as vigilant as possible when making an inspection for your own personal safety, particularly around the farm machinery. We regret to advise that children and/or pets are not permitted on the property. 


Viewing is accompanied and strictly by prior appointment, only, with the Vendors’ Agent, Cruso & Wilkin.

Town & Country Planning:

The property is offered subject to any existing Development Plan, Tree Preservation Order, Ancient Monument, Town Planning Schedule, or Resolution which may be or may come into force. The Purchaser will be deemed to have full knowledge and have satisfied themselves as to the provisions of any such matters affecting the property.   

Value Added Tax:

Any guide price quoted or discussed is exclusive of VAT; in the event that the sale of the property or any part of it, or any right attached to it, become chargeable to Value Added Tax, then the tax at the prevailing rate will be payable by the Purchaser in addition to the contract price.

Exchange of Contracts and Completion:

A 10% deposit will be payable upon exchange of contracts which cannot take place until 1st July 2023.

Local Authority:

Borough Council of King’s Lynn and West Norfolk, King's Court, Chapel Street, King's Lynn, Norfolk PE30 1EX

Tel: 01553 616200

Norfolk County Council, County Hall, Martineau Lane, Norwich, Norfolk  NR1 2DH

Tel: 0344 800 8020

Agent Details:

Cruso & Wilkin, The Estate Office, Station Road, Hillington, King’s Lynn, Norfolk PE31 6DH

Adam Case apc@crusowilkin.co.uk 01553 691691

Alice Lake akl@crusowilkin.co.uk 01553 691691

Particulars prepared: March 2023


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