Waterhall Farm offers an unusual opportunity to acquire a diverse portfolio of residential, commercial, leisure and agricultural property including a listed farmhouse, land, lakes, and buildings in commercial and agricultural use all within 5 kilometres of Hertford and 8 kilometres of Hatfield.
Available as a whole or in up to 7 lots:
Lot 1 – Waterhall Farmhouse
Lot 2 – Range of converted traditional buildings
Lot 3 – Range of commercial and agricultural buildings
Lot 4 – Approximately 2.47 hectares of land with river frontage
Lot 5 – Approximately 3.39 hectares of land
Lot 6 – Lakes and approximately 4.58 hectares of land
Lot 7 – Approximately 10.45 hectares of land with river frontage
Waterhall Farmhouse is a Grade II listed, four-bedroom
farmhouse, in established, picturesque gardens extending
to approximately 1378 square metres, bordering the river
Lea and approximately 100 metres away from Lower
Hatfield Road. Accommodation in the house extends to approximately
187 square metres in total.
Council Tax band: E (£2,402.49 for 2021/22)
The Farmhouse is subject to an Assurred Shorthold Tenancy that is beyond
the end of its contractual term. Vacant Possession may be available on
completion if required by the purchaser.
Access to the Farmhouse is available on the northern and eastern boundaries
of the lot via the main access to the site.
A courtyard range of traditional, single storey timber framed buildings converted to commercial use with adjacent yard area providing parking and circulation space. The buildings provide approximately 640 square metres of space currently divided into nine separate units. Lot 2 extends to approximately 0.7753 hectares in total, which includes an area of pasture extending to approximately 0.4640 hectares which may be available separately as Lot 2a or as part of lot 2.
Under the current terms of occupation this lot produces a substantial annual income that is subject to fluctuation with occasional changes. Details of Income are provided in the Additional Information Pack.
Access to this lot will be by easement over lot 3 via a route between points X – Z on the lotting plan.
An extensive range of commercial and agricultural buildings of various construction
methods. The buildings provide approximately 3025 square metres of space and are
currently divided into 17 units for occupation. This lot extends to approximately 1.10
hectares in total.
Under the current terms of occupation this lot produces a substantial annual income
that is subject to fluctuation with occasional changes. Details of Income are provided in
the Additional Information Pack. Further information is also available within the Additional Information Pack.
The land at Waterhall Farm offers a range of parcel sizes to suit amenity buyers with potential for other uses subject to the necessary planning permissions.
LOT 4 – 2.47 HECTARES OF LAND WITH RIVER
Lot 4 is a parcel of grassland, extending to approximately2.47 hectares. The land is bordered by the river Lea to the north and Lower Hatfield Road to the south. The land benefits from direct
road access from Lower Hatfield Road.
At present this land is licenced to a third-party occupier.
Vacant possession may be available on completion if
after 31st March 2023, if required by the purchaser.
LOT 5 – 3.39 HECTARES OF LAND
Lot 5 is a parcel of grassland extending to approximately
3.39 hectares. The land is bordered by the river Lea on
the south side. Access to this lot will be by easement via
Lot 3 along a route between points X & Y marked on the
LOT 6 – LAKE AND 4.58 HECTARES OF LAND
Lot 6 is a parcel of grass and woodland within which is
located two lakes. This lot extends to approximately 4.58
hectares in total. Access to this lot will be by easement
via Lot 3 along a route between points X & Y marked on
the lotting plan.
At present, part of this land, including the lakes is
licensed to a third-party occupier for fishing. The fish
stocks within the lakes are owned by the occupier and are not
included with the sale unless by separate negotiation.
Vacant possession may be available on completion if after 31st
March 2023, if required by the purchaser.
LOT 7 – 10.45 HECTARES OF LAND
Lot 7 is a parcel of grassland extending to approximately 10.45
hectares. The land is bordered by the river Lea on the north side.
Access to this lot is via the main entrance to Waterhall Farm.
Planning and Listed building consent was obtained for the
conversion of the traditional buildings to form commercial
units under application references 3/02/1804/FP and
3/04/1973/LB. Please see the additional information pack
for full details of these permissions.
ADDITIONAL INFORMATION PACK
Full details and Land Registry information regarding the site
are contained in the additional information pack on request
via Sworders’ Dataroom. We advise that all interested
parties make themselves fully aware of the content therein.
TENURE AND OCCUPATION
Except where stated in the alternative, the property is
available freehold with vacant possession.
Sporting and fishing rights are included in the sale as far as
they are owned by the Vendor.
The vendor invites offers either with or without overage.
Offers with overage should be based upon the payment
of a percentage of any increase in value resulting from
obtaining planning permission for commercial or residential
development on the property for a set period of years after
EASEMENTS, WAYLEAVES AND RIGHTS OF WAY
The land is offered subject to and with the benefit of all
existing rights of way, wayleaves and easements, whether
or not specifically referred to in these particulars.
The property is affected by a restrictive covenant that
imposes a partial limit on the use of the property expiring on
31st December 2025. Details are included in the Additional
Information pack and information will be provided on
The purchaser will be deemed to have full knowledge of the
boundaries and neither the Vendors nor their Agent will be
responsible for defining any other boundaries.
Mineral rights are reserved to a third party. Full details are
included within the Additional Information Pack.
The property benefits from mains electricity and mains water
connections. Sewerage is currently provided by a septic tank
system which is shared by Lots 1, 2 & 3. We understand there is
fibre broadband internet to the site and connections to each of
the individual units is in the process of being installed.
The purchaser is to make their own inquiries in relation to the
suitability and capacity of the current services servicing the
Energy performance results are provided, where applicable,
later in these particulars. Copies of the full certificates are
available in the additional information pack.
The purchase price of Lot 2 (excluding 2a) and Lot 3 will
be subject to VAT in addition. Purchasers should state
whether their offer is inclusive or net of VAT.
The purchase price of Lots 1, 2a, 4, 5, 6 & 7 is not subject to
From the A10, take the exit towards Hertford and onto the
A414. Follow the road towards Hertford and turn left after
1.7 miles onto Hale Road. Follow the road for approximately
2.7 miles, and Waterhall Farm can be found on the righthand
side, located off Lower Hatfield Road.
Strictly by appointment only with the Vendors’ Agent.