"A well located principally grassland holding with operational solar farm providing a valuable investment opportunity. In all extending to about 320.76 acres 129.81 hectares .
About 254.04 acres of undulating grassland suited to grazing and mowing in part.
About 51.95 acres of ancient semi natural woodland.
About 2 acres of tracks, scrubland, and amenity land.
Operational 3.91MW solar park let on long term lease until 2046.
Available as a whole or in up to 2 lots.
Vacant Possession available upon completion subject to grazing licence and solar lease .
For sale by Private Treaty.
In all about 320.76 acres 129.81 hectares .
Available as a whole or alternatively in up to two lots
Lot 1 About 243.21 acres of grassland and about 50.50 acres of woodland, with tracks, scrubland and amenity land. Extending in all to about 295.71 acres 119.67 hectares .
Lot 2 About 25.05 acres 10.14 hectares of grassland and woodland with operational 3.91MW solar park let on long term lease.
The land at Park Farm is situated to the north of Caerleon, a well serviced town in south Wales, and about 4.7 miles north east of the City of Newport.
The land benefits from excellent access to the M4 motorway 3.1 miles . The M4 provides direct access to Cardiff 16.2 miles and to Bristol 29.5 miles .
The land at Park Farm comprises a well located principally grassland holding extending to about 320.76 acres including a 3.91MW solar park let on a long term lease. The land presents an opportunity to acquire a diversified agricultural holding of scale in South Wales.
Access to the land is provided from Malthouse Lane to the eastern boundary with secondary vehicular access via a private driveway from Pillmawr Road to the south west of the land holding.
Offered for sale as a whole, or in up to two lots, the land at Park Farm is further described below.
Lot 1 About 243.21 acres of grassland and about 50.50 acres of woodland, with tracks, scrubland, and amenity land. Extending in all to about 295.71 acres 119.67 hectares .
Lot 2 About 25.05 acres 10.14 hectares of grassland and woodland with operational 3.91MW solar park let on long term lease.
Lot 1 About 243.21 acres of grassland and about 50.50 acres of woodland, with tracks, scrubland and amenity land. Extending in all to about 295.71 acres 119.67 hectares .
The land within lot 1 comprises about 243.21 acres of undulating grassland which has previously been utilised for livestock grazing and mowing in part. The boundaries generally comprise mature hedgerows with some post and wire fencing which is stockproof in part.
The predictive Agricultural Land Classification map for Wales classifies the land as a mixture of grade 2, grade 3a and grade 3b. Such classification shows a good to moderate soil grading.
According to Soilscape the soils to the north of the holding are described as slightly acid loamy and clayey soils with impeded drainage. The soils to the south of the holding are described as freely draining slightly acid loamy soils.
The land is let by way of a grazing mowing licence on a peppercorn fee to 31st October 2025, which may be terminated early upon one month s written notice.
Lot 1 includes about 50.50 acres of semi ancient natural woodland the majority of which is formed by Lodge Wood running along the southern boundary. Lodge Wood comprises a mixed species woodland with steep topography. Lodge Wood includes part of a scheduled ancient monument known as Lodge Wood Camp , with remains of a hillfort likely dating from the Iron Age period SAMNumber MM023 .
A redundant Nissen hut is situated in field parcel no. 4803.
We understand mains water is connected to lot 1. A number of footpaths and one bridleway cross lot 1 as identified on the sale plan. A 132kV overhead power line also crosses the property.
Lot one will be sold subject to a right of way along the principal access track to Lot 2 for continued uninterrupted access for all purposes and at all times. The solar park tenant is responsible for contributing towards the repair and maintenance of the access track in addition to other third parties. Lot one will also be sold subject to various covenants restricting certain activities within a certain proximity to the solar park in Lot 2 further details are available within the data room .
A number of small areas within lot 1 are shown as being at risk of flooding from surface water.
Lot 2 About 25.05 acres 10.14 hectares of grassland and woodland with operational 3.91MW solar park let on long term lease.
The 3.91MW solar park was consented on 8 February 2016 under application no 15 0902 and the solar lease was entered into on 1 December 2016, expiring 30 November 2046.
The rent payable quarterly and is based on 5.7% percent of the gross revenue received, less the RPI index linked base rent for the same revenue period. In recent years the base rent has been higher than the gross revenue percentage received.
The base rent is currently £40,382.94 from March 2025 .
A copy of the lease is contained within the data room and is available to seriously interested parties.
Lot 2 is subject to a grazing licence in part, expiring October 2025.
Note All areas, floor areas and dimensions stated are approximate and should not be relied upon.
Potential purchasers are welcome to instruct an independent survey to verify these.
Method of Sale
The property is offered for sale by informal tender and is available as a whole or in up to two lots. Tender documents and tender conditions are available upon request from the selling agent and tenders must be submitted using the prescribed form.
Tenure and Possession
The freehold of the property is for sale, with vacant possession on completion, subject to the grazing mowing licence covering part of Lot 1, a grazing licence covering part of Lot 2, and the solar lease covering part of Lot 2. Further details are available within the data room.
Rights of Way, Wayleaves, and Easements
A number of public rights of way cross the property and are shown on the sale plan.
The property is sold subject to all rights of way, wayleaves, and easements whether or not they are defined in this brochure. A 132kv overhead electricity line crosses the property.
If the property is sold in lots, then cross rights and reservations will need to be reserved where required, for example for access, services and maintenance.
Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct, but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the Vendors nor the Vendor s agent will be responsible for defining the boundaries or the ownership thereof.
VAT
The property is opted for VAT and as such VAT will be payable on the purchase price. Any guide price quoted or discussed is exclusive of VAT.
All offers should be made excluding VAT or otherwise made explicitly clear in the tender form.
We are advised that the sale of Lot 2 may qualify as a TOGC and as such VAT should not be payable, if the purchaser has opted to tax prior to exchange of contacts. Prospective purchasers should seek independent professional advice.
Mineral, Sporting, and Timber Rights
The property is being sold with rights reserved for underground working and searching for minerals.
The sporting and timber rights will be transferred with the freehold title where owned.
Designations and Deed of Covenant
There is a scheduled ancient monument within Lot 1 which is as previously described.
Lot 1 will be sold subject to a deed of covenant for the benefit of Lot 2 and will limit certain activities so as not to interfere with the ongoing operations of the solar park.
Basic Payment Scheme and Sustainable Farming Incentive
We understand the land has historically been registered for payments under the Basic Payment Scheme.
Holdover
Holdover will not be required.
Ingoing crop valuation
There will be no ingoing crop valuation.
Overage
The property is sold subject to two existing overage provisions which expire in May 2027, as follows.
1. A services overage This overage relates to the access track running along part of the northern boundary. The overage trigger relates to the land access track if used to provide services or access for land outside of the Vendors control being developed. We believe the triggering of this overage is highly unlikely and the overage expires in May 2027.
2. A development overage covering part of the property This is expressed as a covenant not to build on any part of title no. WA831201 and expires in May 2027.
The property is offered for sale subject to a new development overage provision which will require the purchaser s or their successors in title to pay to the Vendors 25% of any uplift in value as a result of any development as defined within section 55 of the Town and Country Planning Act 1990 excluding agricultural and private equestrian related development for a period of 50 years from the date of completion.
The definition of development shall include all development s in relation to use of the property for Biodiversity Net Gain, Carbon credits, nutrient neutrality, or any non agricultural associated uses.
The uplift will be payable upon the grant of a planning consent. Successive grants of permission within the terms set out above would trigger overage. Reasonable costs incurred in obtaining planning permissions can be deducted from the overage calculations.
The Vendor s Solicitor has drafted overage provisions, and these are contained within the data room.
Local Authority
Newport City Council
Fixtures and fittings
All agricultural fixtures and fittings are included within the sale.
Services
Prospective Purchasers must satisfy themselves as to the availability of services and any future connections. If the land is sold in lots, then cross rights and reservations may need to be reserved. None of the services, appliances or electrical systems have been tested by the selling agents.
Data Room
A data room is provided by the vendor s solicitors, Farrer & Co., which includes title information, a draft overage deed, deed of covenant as well as a range of other information. Access to this data room can be provided to parties following initial viewing of the property.
Solicitors
Farrer & Co. 66 Lincoln s Inn Fields, London, WC2A 3LH
FAO Alice Bailey
Tel
Viewings
Viewings are permitted strictly by prior appointment only through selling agents, Fisher German LLP.
Directions
What3words
Lot 1 among.calls.axed
Lot 2 pine.nods.monks
Postcode NP18 3PB nearest
Health and Safety
Interested parties should note the property is a working farm and for you own personal safety we ask you to take great care and be as vigilant as possible when viewing the property.
Status of Seller
The Church Commissioners is a registered charity charity no 1140097 , subject to charity law and regulated by the Charity Commission.
As a charity, we are bound to comply with the law and our governance arrangements when dealing with our land.
This means that we owe a legal duty to secure the best terms that can be reasonably obtained on disposal. During the sale process, we therefore reserve our right to continue to consider all offers received, in our discretion, up until contracts are legally exchanged."
Message agent
Available
For Sale
1 beds
Not Specified
5 days on market
