FOR SALE: Great Cotmarsh Farm, Cotmarsh, Broad Town, Wiltshire, SN4 7RA (offer deadline 12 noon on 18th August 2022)

£2,425,000 Guide Price
  • Ref: 033
  • Availability: For Sale
  • Bedrooms: 8
  • Bathrooms: 4
  • Tenure: Freehold
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Property Summary


GREAT COTMARSH FARM, Cotmarsh, Broad Town, Wiltshire, SN4 7RA

Royal Wootton Bassett – 3 miles

M4 J16 – 4.8 miles

(Driving distances are approximate)

GUIDE PRICE: £2,425,000

Available as a whole or up to four lots

Lot 1 – Grade II listed farmhouse, garden and 0.46 acre paddock

Lot 2 – Range of farm buildings and yard

Lot 3 – 154.20 acres of level pasture land

Lot 4 – 13.68 acres of arable land (Land at Thornhill)



Great Cotmarsh Farm is situated in a quiet, rural position, near to the North Wessex Downs Area of Outstanding Natural Beauty. The historic Broad Town White Horse is located around 1 mile to the south east. The farm is positioned between Broad Town and Royal Wootton Bassett, providing access to local services. The hamlet of Cotmarsh is accessed via a no-through road, making it a peaceful position for the handful of properties located there.

Great Cotmarsh Farm is a picturesque level pasture farm benefiting from scenic views across the Wiltshire countryside. It extends to approximately 171.38 acres in total, comprising a substantial eight bedroom period farmhouse, a large range of farm buildings, permanent pasture land and an off-lying parcel of arable land.

This is a unique opportunity to purchase a farm brought to the market for the first time in over 40 years. The property has been lovingly owned and farmed by the John family since 1978.

LOT 1 – GUIDE £1,000,000

Lot 1 comprises Great Cotmarsh Farmhouse, surrounding garden and a paddock of 0.46 acres.

The farmhouse is an outstanding Grade II listed property, dating back to the early 18th Century. The property is of an attractive red brick design, with sash windows and lattice porch, under a slate roof, with a floor area of over 5,000sqft.

Internally, the farmhouse has been maintained and restored to a high standard throughout, making it a charming, light family home and comprises:

Ground Floor – The principal door opens into a hallway leading to two utility rooms and into the kitchen/diner, which features a range cooker. The kitchen leads onto the large sitting room and main hallway. The sitting room leads onto a second kitchen and shower room, as this area was once occupied by a relative. The main hallway leads onto a study, snug and formal dining room. Two sets of stairs lead to the…

First Floor – from the first floor hallway, you can access six large double bedrooms, and three bathrooms, being the family bathroom, one en-suite and a Jack & Jill bathroom. Two sets of stairs lead to the…

Second Floor – where you will find a shower room, two large bedrooms and a storage room with striking wooden beams. These rooms have great potential to provide additional living space for an already substantial family home.

The property has many period features throughout, including wooden beams, which are especially impressive on the second floor.

The property is positioned on the edge of the farmyard, with views over the surrounding pasture fields to the east and south.

The garden is mostly laid to lawn and surrounds the property on three sides. To the east of the property lies the pasture paddock which is surrounded by stock proof fencing and a stone wall, and includes a water trough.

Parking is to the north of the farmhouse, with a detached two bay garage and external concrete area. The garage is constructed of concrete block and red brick, under a slate tile roof, with tin roof cladding to the rear, and includes an enclosed storage bay.

LOT 2 – GUIDE £250,000

The Buildings

Lot 2 comprises the range of buildings at Great Cotmarsh Farm, with access via the main driveway. There is a large area of concrete, both within buildings and in the yard area, and all buildings have a water supply and troughs. The buildings are as follows:

Calf Shed – A fully enclosed concrete block building with concrete floor and aluminium roof, measuring approximately 15.12m x 7.06m. Internally it includes a concrete block feed store/bin with associated pipework. The building may suit alternative uses, subject to planning permission. Adjoining this is the…

Cattle Handling Area – A steel framed building, open on one elevation, with concrete floor, concrete block, timber and tin cladding elevations with a tin roof, measuring 5.64m x 4.29m. Adjoining this is the…

Calf Rearing Shed 1 – A steel framed mono-pitch building with elevations a mixture of concrete block, timber and tin cladding, concrete floor and tin roof. Access is via three tin clad gates and the building measures 10.42m x 5.69m. Adjoining this is the…

Calf Rearing Shed 2 & 3 – Two steel framed buildings with concrete block elevations with timber and tin cladding above, under tin pitched roofs. Access is via three metal sheeted gates, with the buildings measuring 17.86m x 6.67m and 11.25m x 8.41m respectively. Adjoining this is the…

Main Cattle Building – A series of buildings erected over time to create one large covered area, being steel portal framed, mixed concrete block, timber and tin cladding elevations, a concrete floor and a tin roof, measuring 35.35m x 22.24m, 27.43m x 8.28m and 13.59m x 10.70m. Adjoining this is…

Workshop – A concrete block and tin clad building, with a concrete floor, measuring 8.34m x 6.56m. Adjoining this is the...

Garage – Included within Lot 1.

Former Parlour – Also adjoining the Main Cattle Building is a fully enclosed concrete block former milking parlour, with concrete block elevations, concrete floor, galvanised steel door and an asbestos panel roof, measuring approximately 7.96m x 5.31m. The building may suit alternative uses, subject to planning permission. Adjoining this is the…

Wood Store – A fully enclosed concrete block and red brick store room, with pedestrian access, located opposite the farmhouse, measuring 5.34m x 3.03m.

Straw Shed – A steel framed partly enclosed building with some elevations and the roof clad with corrugated metal sheeting, with a hardcore floor, measuring 13.87m x 13.72m.

Dutch Barn – A steel portal framed Dutch barn with adjoining lean-to, with concrete block and timber and tin clad elevations, under a tin roof, with a mostly concrete floor, with some hardcore to the eastern end, measuring 18.97m x 18.33m.

Cattle Building – A steel portal framed building with elevations a mixture of concrete block and tin and timber cladding, with a concrete floor, under a tin roof replaced in 2021, measuring 18.00m x 7.07m. Externally the building has an open-sided covered area, measuring 18.00m x 4.55m, which has been constructed in recent years.

Straw Shed – Located slightly away from the main yard, into the adjoining pasture field, this steel portal framed building is enclosed on three elevations with tin cladding, measuring 18.19m x 9.80m.

Dutch Barn – A Dutch barn with concrete floor, concrete block walls and a part asbestos sheeting, part tin cladding roof, measuring 16.82m x 7.28m. Adjoining this is the…

Machinery Store – A fully enclosed steel portal framed building with concrete block, tin and timber cladding elevations and a concrete floor, measuring 15.30m x 12.42m, with a lean-to measuring 7.72m x 3.56m.

LOT 3 – GUIDE £1,050,000

The Land

Lot 3 comprises the majority of the land at the main farm, extending to approximately 154.20 acres (62.40 hectares) of permanent pasture. The land is mostly level, split into 13 main parcels, in one block. The land is classified as Grade 3 & 4, described as loamy and clayey soils.

The boundaries consist of mature, well-maintained hedgerows and stock proof fencing, with the land used for the grazing of cattle for many years. Water is available via a water trough in all bar one field.

Access is via the main farm drive, which runs from the public highway, past the farm buildings (Lot 2) and onto the land. With the exception of the farmhouse and buildings to the east, the land is surrounded by open countryside on all sides, with impressive views looking up towards Broad Town White Horse and Bincknoll Castle.

LOT 4 – GUIDE £125,000

Land at Thornhill

Lot 4 is off-lying from the main farm, located approximately 1.2 miles to the south west, near to the village of Bushton. Land at Thornhill comprises a single, level parcel of approximately 13.68 acres (5.53 hectares) of Grade 3 & 4 arable land, described as loamy and clayey soils. The land benefits from direct road access. The land is currently subject to an annual rolling Farm Business Tenancy, which can be ended from 28th September 2023.


Method of Sale: Lots 1, 2 & 3 are offered for sale freehold with the benefit of vacant possession. Lot 4 is offered for sale freehold, subject to the existing tenancy.

Overage Clause:

Lot 2 will be subject to an overage clause, which will only be triggered through a change of use to residential.

Basic Payment Scheme: The land is registered on the Rural Land Register and claimed for BPS.

Lot 3 - There are no entitlements included with the sale of Lot 3. The BPS payment for 2022 will be retained by the vendor.

Lot 4 - There are 5.53 ha entitlements held by the tenant of Lot 4.  The BPS payments for 2022 and 2023 will be retained by the tenant. There is no expectation that these entitlements will be available to the buyer.

Countryside Stewardship Scheme: The land is subject to a Countryside Stewardship Scheme running until 31st December 2026, covering this and other land.  The annual payment for this land is approx. £8,258. The vendor will transfer the agreement to the purchaser if required. Further details are available from WebbPaton.

Farming Arrangements: The pasture land is farmed in-hand by the John family. The land at Thornhill is farmed under a Farm Business Tenancy.

Sporting Timber and Mineral Rights: The sporting timber and mineral rights are, as far as they are owned, included in the freehold sale.

Easements, Wayleaves and Rights of Way: The property is offered as appropriate with rights of way, either public or private, wayleaves and easements, whether or not these are specifically referred to.

Local Authority: Wiltshire Council.

Council Tax: Great Cotmarsh Farmhouse is in Band F.

Plans, Areas and Schedules:  These are based on the Ordnance Survey and are for reference only. They have been checked and completed by WebbPaton and the purchaser will be deemed to satisfy themselves as to the description of the property. Any error or misstatement shall not annul the sale nor entitle either party to compensation in respect thereof.

Services: Great Cotmarsh Farm benefits from a single phase electricity connection to the house and buildings. Mains water supplies the house, buildings and land, with all fields bar Corner Field containing a water trough. Drainage is via a shared septic tank located on a neighbouring property, for which Great Cotmarsh Farm benefits from the right to use, inspect, repair, maintain, replace and renew. The house is heated via oil fired central heating and a log burner.

Fixture and Fittings: All fixtures, fittings and chattels, whether referred to or not, are specifically excluded from the sale, including carpets, curtains, light fittings, freestanding domestic and electrical items, garden machinery and agricultural machinery.

Data Room: An online data room is available for the sale. Please contact WebbPaton for access.

Viewing: Viewing is strictly by prior appointment. Please contact Helen Wiltshire or Mark Webb at WebbPaton on 01793 842055