Kings Sutton, Banbury, Northamptonshire, OX17

Residential mixed farm in accessible location

Description

Buston Farm is a residential mixed farm with an attractive 6/7 bedroom farmhouse, 4 bedroom cottage (subject to an Agricultural Occupancy Condition), traditional farm buildings,
a range of livestock buildings, arable and pasture set in about 456.13 acres (184.59 hectares)

Buston Farm is available as a whole or in 3 Lots:

Please note VAT is payable on the purchase price.

Lot 1 - Buston Farm - 203.91 acres (82.51 hectares)
An attractive ironstone built farmhouse under a slate roof, Buston Farmhouse enjoys a private setting with south and west facing views over the farm.

The farmhouse is accessed via a 350 metre private drive. The drive bears left around a small orchard before turning right into a courtyard setting amongst a range of traditional farm buildings to the rear of the house.

Surrounded by gardens, the unlisted farmhouse has a partly walled garden with herbaceous borders and shrubs with a further walled garden beyond. Currently all down to a grass lawn, part of this area was previously used as a vegetable garden.

The front door opens into the hallway / dining room with a bay window and an open fire, along with stairs leading up to the first floor. To the left is a double aspect sitting room with a bay window and an open fire. A door from the dining room leads to a corridor to the kitchen, back hall / garden room and the cellar. From the garden room a door leads to a store room. To the rear of the house is a utility room, farm office and downstairs shower room with WC.

The stairs from the hallway lead to the first floor where there are four/five bedrooms (one is currently used as a sitting room) and a family bathroom. To the rear of the house is a secondary set of stairs which rise from the kitchen. There are a further two bedrooms (with more limited headroom) on the second floor.

Adjoining the house are a number of domestic store rooms, a garage and stables which could, subject to planning, be incorporated into the house to provide more living space and/or accommodation.

Outbuildings
To the rear of and adjacent to the farmhouse are a range of traditional farm buildings forming two sides of a private courtyard.

On the north side of the courtyard, there is an ironstone and slate roofed open-fronted garage and enclosed garage/workshop with two room loft above, accessed by an external staircase. Attached are two open fronted ironstone and corrugated iron roofed cart sheds used to store machinery.

Forming the southern side of the courtyard is a larger traditional farm building of ironstone and slate construction, with a mixture of brick and flagstone floors. At the centre is the two storey stable with a loft above (accessed by an external staircase) with the old threshing barn and old parlour on either side.

Two ironstone and slate roofed “wings” extend further south from this building, in the form of the stables and the old piggery, and prior to the construction of more modern farm buildings would have formed a further courtyard. The stables comprise six loose boxes and a bull pen, whilst the old piggery has been used for calf rearing in recent years.

Subject to securing the necessary planning consents, these traditional farm buildings lend themselves to alternative uses, whether that be ancillary accommodation, entertaining areas, gyms or offices.

Buston Lodge
Situated at the entrance to the farm is Buston Lodge, a four bedroom farm cottage of brick and tile construction which was built in 1981 subject to an Agricultural Occupancy Condition (AOC). The cottage is surrounded by it’s garden, has off-road parking and enjoys views across the farm.

The front doors opens into a hallway with stairs to the first floor and doors to the triple aspect sitting room and kitchen. From the kitchen a door leads to the utility room / rear hallway with back door, shower room with WC and garage.

The stairs lead to the first floor with four bedrooms and a family bathroom.

Farm Buildings

There are an extensive range of farm buildings, the majority of which formed a dairy enterprise until the start of 2024, comprising: a cattle handling building, slrry lagoon, former dairy and milking parlour, 3 cubicle sheds, covered silage clamp, Dutch barns, straw shed and former poultry sheds.

Farmland
The land is split into three fields of permanent pasture, predominately located alongside the drive and around the farm buildings, and four fields of arable land. All fields within Lot 1 can be accessed from hard tracks or the public highway.

A small area of woodland can be found towards the north of Lot 1 and Farthinghoe Stream forms the northern boundary.

There is a dirty water irrigation main that serves the permanent pasture.

Extending to about 203.91 acres (82.51 hectares) in total, Lot 1 comprises about 67.95 acres (27.49 hectares) of permanent pasture and 128.54 acres (52.01 hectares) of arable, leaving about 7.42 acres (3 hectares) of miscellaneous areas including the farmhouse, gardens, woodland and buildings.

Lot 2 - Land off Middleton Cheney Road - 130.29 acres (52.72 hectares)
Located to the north of Farthinghoe Stream, this south facing block of arable land is accessed via a concrete bridge from Buston Farm (if acquired with Lot 1) or directly from the public highway.

The land is split into four fields, one currently down to temporary grass and the remainder in an arable rotation.

The land comprises about 128.59 acres (52.03 hectares) of arable and 1.7 acres (0.68 hectares) of miscellaneous areas, including woodland.

Lot 3 - Land to the west of King's Sutton Road - 121.93 acres (49.34 hectares)
There is one field of permanent pasture and three arable fields, one of which is currently down to temporary grass as part of the farm’s arable rotation. There are access rights over a third party owned track which divides the land.

There are the remains of a former building and cattle/crew yard next to the public highway, close to the entrance to Lot 1.

Farthinghoe Stream forms the northern boundary and access is taken directly from the public highway.

The land to the west of the King’s Sutton Road is split between about 91.02 acres (36.83 hectares) of arable, 29.6 acres (11.98 hectares) of permanent pasture and 1.31 acres (0.53 hectares) of miscellaneous areas.

Location

Situated between the villages of King’s Sutton and Middleton Cheney near Banbury on the Northamptonshire / Oxfordshire border, the farm enjoys a rural yet accessible location.

The local area offers a variety of services and amenities including: A Co-op village store, the White Horse and Butchers Arms pubs in King’s Sutton; A Co-op village store, fuel station and Post Office in Middleton Cheney; The Burrow Coffee House (café) and a number of pubs at Adderbury; Eagles (delicatessen and butchers), the Flower Shop, Wychwood Art and a number of pubs at Deddington.

More extensive shopping, services and cultural experiences can be found in the nearby towns of Banbury and Brackley, and further afield at Bicester, Oxford, Milton Keynes and Stratford upon Avon. RH England at Aynho is about 4.6 miles away and Soho Farmhouse near Great Tew is about 14 miles away. A variety of sports facilities and clubs exist in the area offering rugby, tennis, football, cricket, padel, hockey and netball, along with motorsport at Silverstone.

There are a wide choice of schools in the area with primary schools in nearby King’s Sutton and Middleton Cheney and secondary schools in Middleton Cheney and Banbury. Independent preparatory schools include Winchester House and Beachborough at Brackley with senior schools at Bloxham, Tudor Hall and Stowe

The wider area benefits from good communication links by road and rail. The farm is situated near junction 11 of the M40 which provides communications to London, Birmingham and UK motorway network, and to Banbury Railway Station (London Marylebone from 56 minutes).




Acreage: 456.13 Acres

Directions

Directions: Leaving the M40 at Junction 11, take the A422 east towards Brackley. At the next roundabout, take the fourth exit to King’s Sutton. Follow the road until you stop at a T-junction where you turn left for King’s Sutton. Follow the road for approximately 1.5 miles and the farm is found on the left after some houses.

Post Code: Buston Farm, OX17 3DX

what3words: Lot 1: likening.debt.spoon ; Lot 2: stream.longingly.eliminate ; Lot 3: tweezers.emperor.mend - what3words gives every 3m x 3m square in the world a unique 3 word address. These describe the precise entrance to Buston Farm and the two offlying land lots.

Additional Info

Buston Farm is offered for sale by private treaty.
VAT is payable on the purchase price
The freehold of Buston Farm is offered for sale subject to an Agricultural Holdings Act 1986 tenancy which comes to an end on 29th September 2025. Vacant possession will be given on the whole farm with the exception of the farmhouse over which the outgoing tenant may remain in occupation until 31st October 2025.
Overage: Buston Farm is sold subject to an overage / uplift agreement whereby the Vendor will receive 30% of any uplift in value (or income from renewables) arising from the implementation of planning permission or grant of a lease for any non-agricultural or non-equestrian use of property for a period of 30 years from the date of sale. The existing house, cottage and buildings are excluded from the overage agreement.
Holdover: The farm is sold subject to rights of holdover for the purposes of the storage of the harvested crops by the outgoing tenant and ongoing occupation of the farmhouse until 31 October 2025.
Services: Buston Farmhouse: Mains water, bore hole water and electricity. Private drainage. Please note that there is no heating system present. Farm Buildings: Mains water, bore hole water and electricity (three-phase power). Buston Lodge: Mains water and electricity. Private drainage. Oil fired central heating. Lots 2 and 3 currently take from water from Lot 1. If sold separately, the Purchaser/s will need to install their own water supplies within 6 months of completion of the sale.
Mineral rights and sporting rights are included in the freehold of the property in so far as they are owned. Areas of the farm at the southern ends of Lots 1 and 3 were historically worked for ironstone and subsequently restored to agricultural use.
The whole property falls within a Nitrate Vulnerable Zone (NVZ).
A number of footpaths and a bridleway cross the farm, as indicated on the sale plan. Lot 3 has a right of way over neighbouring third party owned land.
Viewing is strictly by appointment with Savills.