Emmotland, Driffield, East Yorkshire


Guide price

  • Bedrooms: 5
Ring fenced livestock farm with extensive range of modern farm buildings extending to 143 acres (58 hectares). The property includes: Traditional cottage style farmhouse (3 bed) ; Attached annexe (2 bed) converted to a high standard; Substantial range of livestock and general purpose buildings; Slurry store for dirty water; Productive Grade 3 grassland divided into large fields with good access to buildings; Attractive annual income from an Environmental Stewardship Scheme. For Sale by Private Treaty as a Whole or in Lots. Guide Prices:- The Whole (143.58 acres) - £1,250,000. House, Annexe, Buildings & Approx. 83 acres - £950,000. House, Annexe & Buildings - £600,000. Approx. 60 acres of bare land - £300,000. Please register your interest with Oliver Stones, 01377 253151, email oliver@dee-atkinson-harrison.co.uk


Coneygarth Hill Farm is located to the south east of Driffield within the Holderness area of East Yorkshire, with the Yorkshire Wolds to the north and within 7 miles of the east coast. East Yorkshire is a rural county, heavily associated with agriculture. The area is well supported by agricultural suppliers and merchants with livestock markets located at Kingston upon Hull, Selby, York, and Malton. Access to Coneygarth Hill Farm is gained from Frodingham Road which connects the villages of North Frodingham and Brandesburton, with a main driveway leading to the farmstead and land. The market towns of Driffield and Beverley are within easy travelling distance and provide an excellent range of services and amenities.

Coneygarth Hill Farm

Extending to 143.58 acres (58.11 ha) Coneygarth Hill Farm provides an excellent opportunity to purchase a versatile grass farm, benefitting from a modern range of farm buildings well suited to livestock production or general purpose use. The land is fertile, flat and laid out in regular shaped fields with good access to the farm buildings for livestock, allowing the farm to be managed efficiently. The farm lends itself to a family farming operation with the benefit of a main farmhouse and adjoining annexe, which has been designed to be easily reincorporated into the main dwelling, if preferred. In addition to the farming enterprises operated and Basic Payment Scheme subsidies, the income earning potential of the farm is enhanced by a valuable annual income from an Environmental Stewardship Scheme.

The Farmhouse

Constructed of brick under a tiled roof with UPVC double glazed windows, the original farmhouse is located immediately adjacent to the farm buildings. An orchard garden adjoins the western elevation with a decked area and parking to the north elevation. The property is in need of updating and modernisation internally and could be occupied as the main farmhouse or used as a residential/holiday let (subject to consent).

The Annexe

Adjoining the eastern elevation of the farmhouse, the annexe was converted in 2014 from a traditional brick and tile range. The work was completed to a high standard with double glazed hardwood windows and doors, beamed ceilings, granite worktops, stone flagged floors, Canadian redwood floorboards and quality fittings. The annexe provides flexible accommodation as a separate dwelling or can be integrated into the farmhouse via lockable connecting doors on the ground and first floors.

Farm Buildings

As a former dairy farm, Coneygarth Hill Farm benefits from good infrastructure. The farm buildings are modern, with high eaves and arranged around a useful yard area with slurry/dirty water transferred to a Permastore slurry store.


The land is generally flat and consists of productive grassland, mainly classified as Grade 3 with soils ranging from loamy, marine alluvium to peaty soils, classified within the Downholland 3 and Holderness series. The land is fenced, watered and well laid out in regular shaped fields with good access to the centrally located farmstead. The Downholland 3 and Holderness soil series are described as being suitable for grassland, cereals, roots and field vegetables. Recently the land has all been cropped with grass, although arable crops have been grown at Coneygarth Hill Farm in the past.

Environmental Stewardship Scheme

Coneygarth Hill Farm is entered into a Higher Level Stewardship Scheme which runs until 30th Jun 2020 producing an annual income of £14,072 per annum. The agreement includes certain management prescriptions summarised in the table below with the stocking rate capped at 2 LSU/Ha. A copy of the agreement is available for inspection by appointment. The purchaser(s) will be required to take over the agreement on completion and indemnify the vendor against any future breaches of the scheme rules.

Farming System

Coneygarth Hill Farm is currently operated as a mixed livestock unit, supporting a suckler herd of 100 head with followers and a sheep enterprise with the land producing useful crops of silage and aftermath grazing. The farm has historically been operated as a dairy and arable unit and the buildings could also be utilised for housing pigs on a bed and breakfast basis, providing a valuable income with good access to straw locally.

Method of Sale

Coneygarth Hill Farm is offered for sale by private treaty as a whole. The vendor reserves the right to conclude the sale by any other means at his discretion. Interested parties are required to register their interest with Dee Atkinson and Harrison in order to be kept informed as to how the sale will be concluded.


The property is offered for sale freehold with vacant possession available on completion. Holdover may be required, depending on the completion date, to facilitate the transfer of the livestock enterprises.

Fixtures & Fittings

The Everhot cooking range in the annexe kitchen and external free standing feed bins are specifically excluded from the sale.

Ingoing Payment

In addition to the purchase price the purchaser(s) will be required to pay an ingoing valuation for any growing crops, acts of husbandry (if any) and deadstock including fertilisers, sprays, silage, hay, straw, fuel and feed. The value of the ingoing payment will be set by Dee Atkinson & Harrison.

Basic Payment Scheme

The farmland is registered with the Rural Payments Agency and has been used to claim Basic Payment entitlements. Based on the RPA 2016 Claim Form 140.28 Acres (56.769 Ha) is eligible for claiming entitlements and the sale includes entitlements.


The property is connected to mains electricity (single phase) with water sourced from a private bore-hole. Domestic drainage is to a septic tank. Central heating and hot water are supplied to the farmhouse and annexe via independent multi-fuel stoves, with separate immersion heaters for summer use.


Drainage rates are payable to Beverley & North Holderness IDB and amounted to £452.95 for 2016/17. The farmhouse and annexe are classified within Council Tax Band C - £1,378.13 in 2016/17.

Local Authority

East Riding of Yorkshire Council, County Hall, Beverley, East Yorkshire, HU17 9BA. T: 01482 887700

Heavy Goods Vehicle (HGV) Licence

Coneygarth Hill Farm is currently used as a base for an operators licence for two HGVs.

Sporting & Mineral Rights

In so far as they are owned, the sporting rights and mineral rights are included in the sale.

Easements, Wayleaves and Rights of Way

The property is sold with the benefit of all granted rights of way, water drainage, water courses, support, electricity supplies, light, other easements or quasi-easements and restrictive covenants and all existing or proposed wayleaves for electricity, drainage, water, gas and any other pipes whether shown on the plan or indicated in these particulars or not and without any obligations to define the same respectively. There are Public Footpaths crossing the farm from east to west between points A and B, and north to south between points C and D as shown on the enclosed plan. A conveyance dated 22nd February 1956 refers to a conditional right being reserved over the stone farm road which runs through the farm for the conveyance of gravel, stone and material of all kinds from the adjoining land to the west over and through the farm to Frodingham Road. This right has not been exercised for over 30 years. The property also benefits from a vehicular access through Emmotland to the west.

Contaminated Land

The Vendor is not aware of any land having been filled with any contaminated matter referred to in the Environmental Protection Act 1990. The Vendor does not give any guarantee or guarantees in this respect and advises the Purchaser(s) to undertake enquiries and investigations, which may be necessary to satisfy themselves that none of this land is so filled.

Viewing/Further Information

Viewings of the property will be arranged strictly by prior appointment with Dee Atkinson and Harrison. Please contact Oliver Stones on 01377 253151.

Plans, Areas, Schedules & Information

The plan provided in these sale particulars is for guidance only. It is the responsibility of the purchaser(s) to verify the boundaries and area of the property before completing a sale. These sales particulars were completed in October 2016. The photographs were taken in 2015 and 2016.

Disclaimer: Dee Atkinson & Harrison for themselves and for the vendors or lessors of this property, whose Agents they are, give notice that these particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a Contract. No person in the employment of Dee Atkinson & Harrison has any authority to make any representation or warranty whatever in relation to this property.

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